HomeMy WebLinkAboutItem 6.1 Emerald Place Site Dev Review
CITY CLERK
File # D~[]Q]-3J[C]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 21, 2006
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING: P A 05-043 Emerald Place - Request for a Site
Development Review and Conditional Use Permit for Emerald Place
located at the southwest corner of Hacienda Drive and Martinelli Way
Report prepared by Rick Tooker, Contract Planner
I Resolution recommending the City Council approve a Site Development
Review and Conditional Use Permit for Emerald Place.
2. Project plans for Emerald Place.
3 Proposed colors and materials palette.
4 Preliminary Lighting Fixtures.
5 Site plan illustrating possible locations for public art.
6. Stage I and 2 Development Plan for the combined IKEA and Retail
Center approved on April 6, 2004.
7 Planned Development (Ord. 10-04) for the combined IKEA and Retail
Center approved on April 6, 2004.
8. January 24,2006 Planning Commission Study Session Staff Report and
Minutes.
9 February 28, 2006 Planning Commission Staff Report and Minutes.
10. Alternative clock tower designs.
II Revised design to address massing on the east elevations ofthe project
as viewed from Hacienda Drive.
Open the public hearing;
Receive Staff presentation;
Receive the Applicant's presentation;
Direct Questions to Staff, Applicant and the public;
Close the public hearing;
6. Deliberate;
7 Adopt the Resolution approving the Site Development Review and
Conditional Use Permit for Emerald Place, including one of the
alternative clock tower designs presented by the Applicant.
RECOMMENDATION: I
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COPY TO:
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ITEM NO.
FINANCIAL STATEMENT: The City Council concluded in April 2004, when amending the General
Plan and Eastern Dublin Specific Plan for the IKEA and Retail Center, the
project would result in a net fiscal surplus to the City These conclusions
were supported by a fiscal impact study prepared by Economic &
Planning Systems.
DESCRIPTION:
Backflround:
The project site was originally part of a combined proposal called "Market Place at Hacienda" to develop
the 27-acre site with a 317,000 square foot IKEA home furnishings store and a 137,000 square foot retail
center proposed by Opus West Corporation. In April 2004, the City Council approved a number of
planning actions and entitlements related to the project, including a Stage 1 and 2 Development Plan for
the entire site, and a Site Development Review (PA 02-034) and master sign program for the IKEA
portion of the development, leaving the easterly portion of the site for the proposed retail center.
The option to develop the retail center has now been picked up by Blake Hunt Ventures, who requests
approval of a Site Development Plan and Conditional Use Permit to develop the easterly portion of the
site into Emerald Place Retail Center The proposed development is generally consistent as the Stage 1
and 2 Development Plan approved by the City Council in April 2004; however, minor revisions are
proposed which, in accordance with Section 8.32 of the City's Municipal Code, maybe approved through
the Conditional Use Permit process. Although the Emerald Place project shares a common property
boundary and primary access road, it is not part of the IKEA development approved by the City Council in
April 2004
Planninr! Commission Studv Session:
The Emerald Place Retail Center project was originally scheduled for Planning Commission consideration
on December 13, 2005, but was continued at the request of the Applicant to ensure that any outstanding
issues were addressed in advance of the hearing. The request for a continuance also provided an
opportunity to schedule the project for a Planning Commission Study Session, which was held on January
24, 2006 (adopted Planning Commission Staff Report and Minutes provided in Attachment 8). At the
Study Session, several issues were raised, which are listed below.
. The status of the IKEA project and Alameda County lands near the project site;
. Use ofthe green wall concept at the backs of buildings, particularly Buildings 301 and 401,
. The anticipated time the green wall would take to completely cover the facades and its method of
irrigation;
. Tree plantings along both sides of IKEA Way;
. The use of trees to reduce the mass and scale of buildings, but also to frame important views ofthe
paseo and signs on the site;
. The potential for pedestrian/vehicular conflicts in the interior of the site, how the plaza will be
used, and if flexibility could be provided in the future should changes be necessary to reduce
congestion;
. The width of the paseo and its use as an outdoor seating area;
. Use of materials at the seatwalls;
. Providing more clarity at the loading docks, utility doors, refuse areas and rear of buildings;
. Integrating the pedestrian circulation with the future master signage program; and
. Opportunities for public art, including at the east entry to the paseo.
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Based on the discussion, it appeared that the Planning Commission was generally supportive of the
proposal and, in particular, of the green wall concept as an architectural feature of the project and the use
of trees, including specimen oaks, to reduce the mass and scale of the project.
Planninf! Commission Action:
On February 28, 2006, Staff presented the project to the Planning Commission for consideration. The
Planning Commission voted to forward the project to the City Council for final consideration with a
recommendation to approve the Site Development Review and Conditional Use Permit (4 Ayes; 1
Abstain). The Planning Commission's action included a recommendation to amend Condition of
Approval No. 68 requiring the applicant to maintain all building materials in good condition, including the
awnings and signs. The Planning Commission also recommended that City Council consider alternative
designs to the clock tower, which were presented to the Commission at the February 28, 2006 meeting to
provide a more interesting element to the project design. The proposed alternatives to the clock tower
design are shown in Attachment 10.
As part of the Planning Commission's action to recommend approval of the Emerald Place project, the
Commission expressed its support for the landscape plan, design of clusters of 36"- to 48"-box specimen
trees at the central plaza, gateways and east parking field, and the use of the "green wall" concept to
reduce the scale of the buildings and provide additional texture and color to the walls. The Planning
Commission also expressed its support for the design of the central plaza as an attractive enviromuent for
pedestrians and an active space that could be used for special events. A concern was expressed by the
abstaining Commissioner that the project was not inviting on the Hacienda Drive gateway on the project
site. Staff has included the February 28,2006 Planning Commission's Minutes as an attachment to this
report (see Attachment 9).
ANALYSIS:
The proposed project includes 140,155 square feet of specialty retail shops, eating places and associated
uses in an open air retail center spread among nine buildings on the existing 13.08-acre vacant parcel.
Two points of access are proposed, including the primary entry road shared with the future IKEA facility
and a secondary entry driveway connecting to Martinelli Way Vehicles will be channeled into the site
along retail-oriented esplanades with curbside parking, street trees, lighting, planter pots, benches and
special pavement surfaces at sidewalks, crosswalks and intersections, creating a "Main Street"
enviromuent. Within the center of the project will be a multi-functional outdoor space that serves as the
"Central Plaza." There will be several peripheral parking areas providing 667 spaces in the proj ect. The
Stage I and II Development Plan and Planned Development Rezoning for the IKEA store and Retail
Center (FA 02-034) were approved by the City Council on April 6, 2004 and the Emerald Place project is
being submitted for its final entitlements.
The Proposed Proiect Includes the Followinr! Actions:
The Applicant has applied for the following actions as part of the Emerald Place project:
. Site Development Review (SDR) for the design of the proposed new structures, circulation plan,
on-site parking, landscaping, lighting and site amenities;
. Conditional Use Permit (CUP) for minor changes to the Planned Development for the property
A master sign program will be submitted separately after the City Council takes action on the SDR and
CUP applications.
Overall Proiect Location and Proiect Description:
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The project is located on a generally flat, vacant 13 OS acre parcel bounded to the south by the on-ramp to
1-5S0, to the east by Hacienda Drive and Hacienda Crossings, and to the north and west by Martinelli Way
and IKEA Way, respectively As illustrated in the project plans (Attachment 2), Emerald Place is
organized in a modified city block with a main street running through the center of the project with a
multi-functional outdoor space that serves as a central plaza with specimen oak trees located at each ofthe
four street corners along with raised planters, seat walls, enhanced pavement treatment, and a fountain
where people can gather and socialize. In addition to the curbside parking, there are several peripheral
parking lots, including the primary parking area extending from the northeast corner around to the
southwest corner of the site. Two smaller parking areas are located at the entrance to IKEA Way and at a
secondary entry driveway connecting directly to Martinelli Way Total parking on the site is 667 spaces,
which is 17 spaces more than the minimum requirements established in the Planned Development for the
property
The 140,155 square feet of commercial floor area will be contained within nine buildings, with the fronts
designed to face the two main streets. These buildings are predominantly one-story in height, except for
the two buildings located to the east end of the central plaza (Buildings 301 and 401), which provide a
backdrop to the plaza. The upper floors of these two buildings represent 23,979 square feet or 17% of the
total floor area on the site. The project's architecture combines a variety of materials, textures and colors
to provide a sleek and clean appearance that will add visual interest to the area without conflicting with
the building design of the future IKEA store located to the west of Emerald Place across IKEA Way
Building materials will include an acid etched stucco finish with cast stone base and aluminum storefront
windows. The two-story buildings elements will be constructed with tilt-up concrete walls with a textured
bead blast finish. At the pedestrian passage connecting the peripheral parking to the central plaza (called
the "Paseo" and/or "Vista Garden"), building accents will include a clear, natural wood finish with small
pane divided windows and a trellis element located above the outdoor seating area. Additional materials
used throughout the retail center include painted metal siding, steel rafters and a standing seam metal roof
on the taller building elements. Some of the building walls facing the parking areas will be covered with
plants, which are intended to climb upward from the building base to the roof parapet providing a "green
screen" and adding texture to the development. Trash areas will be screened with concrete masonry unit
enclosures, metal gates and a trellis structure, and truck unloading areas are recessed in most instances
back from the primary building plane and gated to help shield their view A 70-foot tall clock tower is
located between the central plaza and pedestrian passageway at the Vista Garden providing an
architectural focal point to the site.
The landscaping is integrated throughout the site accenting gateways, intersections and the central plaza
where large specimen oak trees (36" to 4S" box) will be planted providing an immediate impact on the
setting (see Sheet Ll-Ol on the project plans). Additionally, monument plantings with perennials, bulbs
and grasses are proposed at the northeast corner of the site at the intersection of Hacienda Drive and
Martinelli Way and the northwest corner of the site at the entrance to IKEA Way. Streets will have potted
plants with annuals, ground covers and trees which will include both evergreen and decorative materials.
As described above, green screens or "living walls" are proposed on some of the building walls facing the
peripheral parking areas to reduce their scale and to provide additional color, texture and variety The
landscape plan is accented with seat walls, street and sidewalk accent pavement treatments, such as
stamped colored concrete at pedestrian walks, raised brick with concrete banding at crosswalks, and brick
accent paving in the street at the central plaza and the secondary plazas. A variety of interesting bench
styles, bollards, tree grates and guards, and trash receptacles are also proposed in the plan. Within the
paseo, which connects the peripheral parking area to the east of the project site and the central plaza, is an
outdoor seating area for future restaurants which will be separated from the pedestrian pathway by a
railing (as required by the State Department of Alcoholic Beverage Control). The paseo also contains a
meandering water element with small bridges, rocks and plantings flanked by the large fountain at the
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central plaza and smaller fountain at the east end of the entryway (please see the project plans attached to
this report for additional detail regarding this project).
Environmental Review:
Under the California Enviromuental Quality Act (CEQA), once an Environmental Impact Report (EIR)
has been certified, no subsequent or supplemental EIR is required for the project unless the lead agency
determines that the following conditions exist:
I Substantial changes are proposed in the project, which will require major revisions to the previous
EIR due to new significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
2. Substantial changes occur with respect to the circumstances under which the project is undertaken
which will require major revisions to the previous EIR due to the involvement of new significant
enviromuental effects or a substantial increase in the severity of previously identified significant
effects;
3 New information of substantial importance, which was not known and could not have been known
at the time the previous EIR was certified, shows that the project will have a significant effect not
considered in the previous EIR, will be substantially more severe than shown in the previous EIR,
mitigations or alternatives to the project previously found to be infeasible would in fact be
feasible, or new mitigations measures or alternatives not discussed in the previous EIR would
substantially reduce a significant enviromuental effect.
As described above, the project proposes an open air retail center providing a variety of specialty shops,
eating places and associated uses in an integrated space, to include site layout, buildings, circulation, on-
site parking, landscaping, lighting and site furnishings. This project was anticipated as part of a
Supplemental EIR certified by the City Council in Resolution 44-04 passed on March 16, 2004 The
proposed Emerald Place project presents no substantial changes that require major revisions to the
previously certified Supplemental EIR, including changes in circumstances as a result of project
modifications that would cause new or more intense significant impacts or new information of substantial
importance that identifies new or more intense significant impacts. Similarly, although there are minor
changes to the Stage I and 2 Development Plans approved by the City Council in April 2004 as part ofthe
Market Place at Hacienda project (specifically an increase in floor area of3,155 square feet, an increase in
height to accommodate a 70 foot clock tower and revisions to the dimensional standards for landscape),
these changes are considered minor and allowable with a Conditional Use Permit, as established by the
City's Zoning Ordinance. Although the proposed project increases floor area on the site by 3,155 square
feet compared to the Market Place at Hacienda proj ect, this is offset by a reduction in floor area dedicated
to food uses (the original approvals called for up to 20,000 square feet of food uses, and this project calls
for up to 14,822 square feet of food uses). Therefore, there will be no additional peak hour vehicle trips
generated by the project that analyzed in April 2004
Therefore, consistent with the provisions of CEQA, a Subsequent or Supplemental EIR is not required as a
component of the review of the Site Development Review and Conditional Use Permit for Emerald Place,
and the Statement of Overriding Conditions adopted as part of the Supplemental EIR remain valid and
effective.
General Plan and East Dublin Specific Plan Conformance:
The project site is designated in the City of Dublin's General Plan and Eastern Dublin Specific Plan as
General Commercial, both of which were amended in 2004 for the combined IKEA store and Retail
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Center project. This designation allows for a broad range of general retail commercial uses. The proposed
use of the site as an open air retail center providing a mix of specialty shops, eating places and associated
uses conforms to the land uses stipulated in these policy documents. As determined by the City Council in
April 2004, the proposed use of the site (including both the IKEA store and Retail Center project) would
also be fiscally beneficial to the City compared to the former office complex (Commerce One) approved
on the site in February 2001 This determination was based on a recognition that the new development
would pay for its own infrastructure and required services, thereby minimizing its impact on the
community This determination was also based on the recognition that, with the decline in demand for
office space within the region, development of the site as an office use would not be expected prior to
2013, as compared to proposed commercial retail development which would commence construction in
2006 and be ready for occupancy by the late spring in 2007
Site Development Review:
Site Desirzn and Circulation.
There are two points of access provided to the two main streets at Emerald Place. IKEA Way provides
two southbound lanes where motorists may turn left (eastbound) onto the main street and travel to the
interior of the site. Alternatively, motorists driving eastbound on Martinelli Way may enter the main street
entrance by turning right (southbound) into the site. It is anticipated that people familiar with the retail
center will drive to the end of IKEA Way and turn left into the peripheral parking lot at the southwest
corner of the property, which is a more direct route to the large parking field, however there are multiple
options on the site to access parking (See the proposed site plan in Attachment 2).
Pedestrian accessibility is provided at the perimeter and within the interior of the site by sidewalks that
connect the buildings along the internal streets to the peripheral parking lots. To the extent that
pedestrians will travel between the IKEA facility and Hacienda Crossings, a walkway is provided both
through the Emerald Place east parking lot and along the sidewalk on the south side of Martinelli Way,
which are illuminated during the evenings. The corners of the internal streets are kept as tight as possible
to provide an appropriate pedestrian scale, while also providing wide turning radii for large fire apparatus,
which require access throughout the site in the case of an emergency Walkways are generally broad,
ranging between 12 to 15 feet at building frontages along the main streets (sidewalks adjacent IKEA Way
and Martinelli Way will be 8 feet and secondary walks for emergency exits are 4 feet).
Specialized pavement treatments are proposed at several locations within the development, including the
courtyard parking areas at the driveway entrance from Martinelli Way where integrated colored concrete
with decorative unit pavers and banding is proposed, at the north, south and west esplanades where
decorative unit pavers and banding is proposed at the crosswalks; and within the central plaza where
decorative unit pavers and banding is proposed within the roadway and at crosswalks to form the plaza.
The preliminary colors of the pavement treatments are proposed by the Applicant within the warm grey,
tan and brown tones to complement the overall context of the site (i.e. architecture, materials and building
colors) and the surroundings.
Landscaped median strips are provided along the main streets and a flush pavement surface is provided at
the central plaza between the pedestrian walkways and roadway to minimize the appearance of surfaces
dedicated to vehicles and to enhance the comfort of pedestrians. Within the central plaza, bollards are
used to demarcate the edge of the walkways at corners to avoid pedestrian/vehicular conflicts.
Parkinf!:
The Applicant proposes a combination of curbside parking along the main streets and in several peripheral
parking lots at the edge of the retail center The largest of the parking areas extends from the northeast
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corner around to the southwest corner of the site and in three smaller parking areas located at the
northwest corner of the site and in the two parking courts at the north entrance to the sight at Martinelli
Way. Total parking provided on the site is 667 spaces, which is 17 spaces more than the minimum
requirements established in the applicable development standards for the property This represents a
parking ratio of 4.63 spaces per 1,000 square feet of gross commercial floor area, or I stall per 100 square
feet of restaurant use and I stall per 250 square feet of retail space. Approximately 148 spaces (22%) will
be for compact vehicles, which is well below the 35 percent allowed in the Planned Development
regulations for the site. These compact spaces are generally aggregated along the southerly border of the
site facing 1-580 and along IKEA Way at the southeast corner of the site. Approximately 16 spaces will
be disabled accessible and will be located closest to the entrances to buildings and contain proper signage.
The City's Zoning Ordinance allows up to 35 percent of parking stalls on the site to be designed for
compact vehicles, subject to approval through the Site Development Review process. This would allow
233 compact spaces, which far exceeds the Applicant's proposal to construct 148 compact spaces (22%)
on the site. However, according to a review of the project plans by Omni-Means dated October 21,2005
which was commissioned by the City to primarily study the site's circulation, particularly at Martinelli
Way, it was recommended that a retail project should typically not exceed 20 percent compact spaces, or
in this instance 120 spaces. The basis for this recommendation is for the high turnover of space in a retail
center and the habits for motorists who will park wherever spaces are available regardless of the size of
their vehicles. The difference between the proposed number of compact spaces in the project and the
number identified as desirable by Omni-Means is quite small (representing 28 spaces). However, if the
applicant were required to revise the plans to provide no more than 20 percent compact spaces, the total
number of parking spaces on the site (667) would likely be reduced to possibly 650 spaces.
Instead of reducing the total number of parking spaces, Staff and the Planning Commission recommend
Condition 17 which requires the Applicant to prepare and distribute a parking map to all future employees
of Emerald Place identifying employee parking areas. This will provide for increased efficiency of the
standard parking spaces located closer to the businesses for use by customers.
Architectural Desif!n.
Designing a pedestrian-oriented open air retail center that provides a "main street" experience, while also
integrating with and complementing the future IKEA building located to the west across the shared
primary entry drive, presents a significant challenge. This becomes even more challenging when
considering the wide vehicular corridors of 1-580 and Hacienda Drive and peripheral parking areas that are
needed to serve the 140,155 square feet of commercial retail, eating places and associated uses. To
address these issues, the Applicant proposes buildings that are predominantly one-story in height, except
for the two buildings located at the east end of the central plaza (Buildings 30 I and 401), which serve as a
backdrop to this focal point providing an urban scale for the retail center. Sleek and clean architectural
forms and a unique roof design are proposed, and together with the combination of materials, textures and
colors, these will provide visual interest in the project without conflicting with nearby development.
Building materials will include an acid etched stucco finish with cast stone base for the single-story
elements and a cast stone base and textured bead blast finish on the tilt-up concrete walls on the two story
elements. Aluminum storefront windows are proposed on all buildings. Building accents will include a
clear, natural wood finish with small pane divided windows and a trellis element at the storefronts facing
the paseo which connects the peripheral parking to the central plaza; painted metal siding, steel rafters and
large overhangs; and a standing seam metal roof are provided throughout the site. Some of the building
walls fronting the parking areas will be covered with plants, which are intended to climb upward from the
base to the roof parapet providing a green screen and adding texture to the development. Trash areas will
be screened with concrete masonry unit enclosures with metal gates and a trellis structure. Truck loading
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areas will contain roll-up metal doors, which are in many instances recessed well back into the building
and gated to help shield their view A 70-foot tall clock tower is located between the central plaza and
pedestrian passageway at the paseo providing an architectural focal point for the project primarily visible
from the site's periphery at IKEA Way, Martinelli Way and Hacienda Drive. There are no areas proposed
for outdoor storage and the rooftop equipment is set into wells below the roof parapet or screened with a
metal enclosure, consistent with the Planned Development regulations for the subject property
The proposed color palette selected by the Applicant shows concrete walkways in a buff color to match the
building, crosswalks at intersections will be grey pavers, the central plaza and gateway entrance will be
interlocking pavers in grey and charcoal colors and the Vista Garden will be a combination of buff pavers
and washed aggregate in grey and tan tones. These colors are compatible with the overall context of the
architecture and surroundings. The preliminary building colors include a natural grey base with tan, brown
or terra cotta body and trim. The metal roof material will be a Brandywine color with the metal accent
siding material and wood paneling painted a bronze and red color, respectively Fabric awnings, window
displays and business signage will add individual variety and interest to the buildings at each tenant space.
The City does not know the actual tenants of Emerald Place, as the Applicant continues to negotiate with
prospective retailers and restaurants. These colors are reflected on a materials sample board shown in
photo provided by the Applicant (Attachment 3) and are available at the City of Dublin offices for review
The east elevations of Buildings 301 and 401 facing Hacienda Drive was closely studied by the Planning
Commission and revised to include additional clarification of the use of materials and the addition of
scoring details. At the February 28, 2006 public hearing, the Applicant proposed to install a window on
one of the east walls of these buildings to provide a more inviting appearance and to further substantiate
the multi-sided architecture on the building. This revised design is included in Attachment 11 Together,
the building materials, scoring details, use of the green wall concept, addition of a new window, and
layering of trees from the base of the buildings through the parking lot to the property line appeared to
address the Planning Commission's concerns.
Oven Svace and Landscavinf!:
The proposed design appears to comply with the open space and landscape objectives and guidelines
contained in the Planned Development for the subject property There are approximately 600 trees
proposed on the site, which represents approximately one tree for each parking space. Landscaped islands
are designed between rows of parking stalls and in the main street esplanades, which will be planted with
trees, shrubs and groundcovers. The layering of trees between the property lines and buildings facing
outward to the parking lot is particularly important to help screen the backs of buildings, loading docks
and refuse enclosures, but also to frame views of the passageways to the interior of the site and future
signage. The Applicant will also employ methods during site grading to ensure proper under drainage of
the tree planters, which will allow for maturation of the landscape plan. To the extent that an existing
agreement between Caltrans and the City for landscaping within the edge of the on-ramp to 1-580 can be
incorporated into the plans for perimeter planting at Emerald Place, Condition of Approval 122 in the
Draft Resolution is provided (Attachment 1).
The proposed landscape plan helps to strengthen the linkages along the esplanades into the central plaza
and around the perimeter of the site. Furnishings shown on the landscape plans (Sheets Ll-06 through Ll-
08) include round and rectangular pots, tree guards and grates, benches, trash receptacles and lights. The
style of light post for the pedestrian walkways is consistent with the modern architectural design or
buildings; however, there will be other sources of lighting, including in-grade tree up lighting, pole-
mounted single and double head lights at roadways and in the parking lots, and wall mounted fixtures (See
Attachment 4 and Sheets LT 01 through LT II of the project plans).
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Although there are a few areas on the landscape plan that will need to be revised (i.e. ensuring that all
planter islands, landscape strips, sidewalk widths and planter curbing) to comply with the Planned
Development and Zoning Ordinance regulations relating to the site, these issues can be addressed by Staff
through review of the construction documents submitted as part of the building permit application.
Condition of Approval 9 in the attached Draft Resolution requires compliance with all Planned
Development and Zoning Ordinance regulations, since there are some areas on the plans that are not fully
dimensioned and it will be necessary to verify these for compliance before a building permit is issued.
Utilities
The Planned Development requires that pad mounted transformers, backflow prevention devices and
similar utilities shall be located and screened to minimize visibility Additionally, the Planned
Development establishes that structures other than fencing, asphalt paving for parking and landscaping
shall not be located within any portion of a public utility easement, unless authorized subject to an
encroachment permit.
The project site has a 20-foot wide storm drain easement with an 84" line that extends from the southwest
corner of the site to the relative midpoint of the east property line at Hacienda Drive. Surface elements,
such as parking and landscape islands, are permitted over this easement; however, no buildings are
allowed over the easement. As submitted, the application conforms to this requirement. Additionally, all
surface improvements will provide reasonable access to the storm drain in the event of a need to repair any
drain lines. The placement of shade trees in this area as part of the landscape plan are assumed to be
acceptable, as presented by the Applicant, and any changes to the plan as a result of the storm drain shall
require review and approval by the City
The proj ect site also contains an overland flood easement located in the easterly portion of the site. It may
be possible to abandon this easement if it can be demonstrated that the storm water flows on the site can
be contained in the existing 20 foot wide storm drain easement in the event the 84" storm drain becomes
plugged. If this cannot be demonstrated, or alternative means for abandomuent of this easement be
accepted, Building 401 which extends over a small corner of the easement will require an adjustment to
address this issue, as required in Condition of Approval 84
As noted above under the analysis of the proposed circulation, this project has been designed to provide
its primary access to the shared roadway with the future IKEA facility and with Martinelli Way If the
Emerald Place project assumes a first position to the IKEA project and proposes to open before the other,
all required improvements along IKEA Way, including the tree plantings on both sides of the private
street as presented by the Applicant during the Study Session, and to the curb and gutter along the south
side of Martinelli Way will be completed by the Applicant as part of the project prior to receiving
approval to occupy tenant space on the site.
Conditional Use Permit:
The project proposes the following minor amendments to the Planned Development regulations
(Attachment 7) approved by the City Council in April 2004 for Market Place at Hacienda:
1 A 3,155 square foot increase in floor area;
2. An amendment to the allowed height for a 70 foot tall clock tower; and
3 An amendment to the width of the planter area at the base of a building adj acent to a parking area,
Section 8.32 of the City's Municipal Code establishes that the City may approve minor amendments to a
Planned Development through the Conditional Use Permit process. Regarding the proposed increase in
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floor area on the site, the Stage I and 2 Development Plan called for approximately 137,000 square feet of
retail commercial floor area. As submitted, the Emerald Place project would include 140,155 square feet
of retail commercial floor area. This represents a two percent increase compared to the Market Place at
Hacienda project. The actual impact of this increase is reduced when considering the adjoining IKEA site
was reduced in floor area from 317,000 square feet to 265,842 square feet on February 15, 2005 The
proposed increase in floor area also is offset by a reduction in the amount of floor area dedicated to food
uses at Emerald Place Retail Center from 20,000 square feet to 14,822 square feet compared to the
original proj ect.
Regarding the proposed amendment in height to accommodate a 70 feet clock tower, this height is similar
to the tallest element of the IKEA facility and will provide an architectural focal point at Emerald Place.
The Planned Development regulations approved in April 2004 were based on preliminary plans that did
not provide the level of detail presented in the Emerald Place project. Therefore, the City could not have
envisioned that the 50-foot height limit to the top of roofs would preclude an architectural element, such
as a clock tower, that helps to provide a focal point to the project. The Planning Commission and Staff do
not believe the clock tower is out of scale with the site and believe that the element will provide an
attractive element within the relative center ofthe site. There is a question of which clock tower design is
the most compatible relative to the design ofthe greater retail center The Planning Commission reviewed
the alternatives (Attachment 10) and forwarded a recommendation to the City Council suggesting that the
Council should select the preferred design. Each clock tower is 70 feet tall, however, the lantern at the top
of the tower containing the internally illuminated translucent glazing within an aluminum framing system
is slightly different in each scheme.
The applicant also proposes an amendment to the rear elevations of Buildings 301 and 401, which front on
the parking field to the east of the project site and Hacienda Drive. (Attachment 11) Although these
elevations will be screened in part by layers of trees at the edges of the property, within the parking lot and
at the base of buildings, the Planning Commission encouraged the applicant to consider additional
methods to reduce the scale ofthese walls. The combination of the green walls, blending of the bead blast
concrete, etched plaster and natural wood finishes and the proposed new windows provide the type of
variation that should accomplish this objective. This area will also become important in the design of
signage at this key pedestrian entrance into Emerald Place Retail Center
The proposed change to the size of the planter areas between the parking lot and buildings, which requires
10 feet in one section of the Planned Development and 15 feet in another section, is offset by the layering
the landscaped areas at the building, within the parking areas, and at the property line. This design results
in a greater amount of landscaping between the property line and buildings and is consistent with the
intent of the regulations. Further, if the Applicant were required to provide 10 to 15 feet oflandscaping at
the base ofthe buildings and provide landscape strips in parking area islands and at the property line, there
would not be sufficient space to provide the required amount of parking on the site.
CONCLUSION:
Staff has thoroughly reviewed the application for the Emerald Place Retail Center and believes the
proposed project is in conformance with the City's regulations contained in the underlying Planned
Development for the site (PA 02-034), the City's Zoning Ordinance, and the applicable policies contained
in the Dublin General Plan and Eastern Dublin Specific Plan. Additionally, the improvements for which
this Site Development Review and Conditional Use Permit are requested, including the site plan and
building placement, interior network of roads, parking, landscaping, lighting, and other related plans for
the retail center, are compatible with the existing and planned land uses within the vicinity of the project
site and, as recommended in the attached draft Conditions of Approval, will provide a creative design and
Page 10 of 11
mix of complementary uses providing a focal point for the community
RECOMMENDATION:
Staff recommends that the City Council. 1) Open the public hearing; 2) Receive Staff presentation; 3)
Receive the Applicant's presentation; 4) Direct questions to Staff, Applicant and the public; 5) Close the
public hearing; 6) Deliberate; and 7) Adopt the Resolution approving the Site Development Review and
Conditional Use Permit for Emerald Place, including one of the alternative clock tower designs presented
by the Applicant.
Page 11 of 11
\
RESOLUTION NO. _-06
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*******************************************
APPROVING A SITE DEVELOPMENT REVIEW AND CONDITIONAL USE PERMIT FOR
THE EMERALD PLACE RETAIL CENTER
P A 05-043
WHEREAS, an application has been submitted by James Wright, representing Blake Hunt
Ventures, for approval of a Site Development Review and Conditional Use Permit to construct a 140,155
square foot open-air retail center providing a variety of specialty shops, eating places and associated uses
in an integrated space. The project is commonly referred to as Emerald Place (formerly "Hacienda
Center") and proposes new structures, a circulation plan, on-site parking, landscaping, lighting and site
amenities; and
WHEREAS, the proj ect site is located on a generally flat, vacant +113 08-acre parcel bounded to
the south by the on-ramp to Interstate 580, to the east by Hacienda Drive and Hacienda Crossings, to the
north by Martinelli Way and to the west by the future IKEA facility; and
WHEREAS, development of the project site is guided by the policies contained in the City's
General Plan and Eastern Dublin Specific Plan and by the land use and property development regulations
and guidelines contained in Ordinance No. 10-04 adopted by the City Council on April 6, 2004 (P A 02-
034). These policies, regulations and guidelines allow for use, development, improvement and
maintenance of the subject site for an open air retail center containing a mix of commercial retail and
service uses, including eating places, subject to approval of a Site Development Plan and, where
applicable, a Conditional Use Permit for minor amendments to the Planned Development regulations
applicable to the property; and
WHEREAS, the Emerald Place retail center project is in conformance with the General Plan and
Eastern Dublin Specific Plan designation ofthe project site as General Commercial and with the Planned
Development standards contained in PA 02-034, as amended to allow up to 140,155 square feet of
building area (.24 FAR), a 70 foot clock tower as an architectural accent to development on the site, and
the consolidation oflandscaping between the perimeter of proposed buildings outward to the property
lines containing a minimum depth of 10 feet; and
WHEREAS, the California Enviromuental Quality Act (CEQA), together with the CEQA
Guidelines and City's enviromuental regulations, require that certain projects be reviewed for their effects
on the environment prior to their approval. This project was anticipated as part of a Supplemental EIR
certified by the City Council by Resolution No. 44-04 on March 16, 2004, and this project presents no
substantial changes that require major revisions to the previously certified Supplemental EIR, including
changes in circumstances as a result of project modifications that would cause new or more intense
significant impacts or new information of substantial importance that identifies new or more intense
significant impacts; and
WHEREAS, the Planning Commission held a properly noticed study session and a public hearing
on the Site Development Review and Conditional Use Permit for the Emerald Place project on January
24, 2006 and February 28, 2006, respectively, and considered all written materials and oral testimony
presented to the Commission prior to deliberating on the project. The Planning Commission used its
Attachment 1
3~'l.I~CliCl ''"'I
~
independent judgment prior to making its decision to refer its review authority on the Site Development
Review and Conditional Use Permit to the City Council, pursuant to Section 8.96.020 C.3 of the City's
Zoning Ordinance, and forwarded a recommendation on February 28, 2006 to the City Council to approve
the project subject to specific conditions of approval; and
WHEREAS, the City Council held a properly noticed public hearing on the Site Development
Review and Conditional Use Permit for the Emerald Place project on March 21, 2006 and considered all
written materials and oral testimony presented and the Planning Commission's recommendation prior to
deliberating on the project.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby make
the following findings relating to the Site Development Review for the Emerald Place retail center project:
A. Approval of the Site Development Review is consistent with the purpose and intent of Zoning
Ordinance Section 8.104, Site Development Review, which encourages orderly, attractive and
harmonious site and structural development compatible with individual site constraints and the
surrounding properties. With the recommended Conditions of Approval in place, the project
provides a comprehensive development that is sensitive to surrounding land uses, including the
future IKEA facility, by virtue of the proposed layout of buildings and parking. Additionally, the
project's architectural and landscape design are compatible with the surrounding uses, while
providing a separate but complementary identity and an appropriate pedestrian scale with tree-line
esplanades and commercial retail uses, restaurants and other associated uses fronting on a "main
street" enviromuent leading to a central plaza.
B. The application is consistent with the policies of the Dublin General Plan and the Eastern Dublin
Specific Plan, which designate the project site as General Commercial. The proposed use of the
site for an open air retail center helps to provide the desired mix of specialty shops, eating places
and associated uses that conform to the land uses stipulated in these policy documents. Further,
development of the subj ect property provides for its own infrastructure and required services,
which was determined by the City Council in April 2004 to be fiscally beneficial to the City,
thereby reducing costs to the City resulting from development and increasing the economic vitality
of the project to the community The project, as conditioned, also complies with the Planned
Development regulations contained in P A 02-034 providing a pedestrian-oriented development
that reflects the planned visual character of the area and provides a place in the community to
gather for local and visitors alike. The location and placement of buildings on the site, interior
circulation and parking are consistent with the preliminary plans approved by the City Council in
April 2004 in the Stage I and 2 Development Plan, with few minor exceptions which are allowed
through the Conditional Use Permit process.
C. The application, as conditioned, will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and general welfare. The use
of the property as an open air retail center will be designed to include all infrastructure and similar
improvements for efficient vehicular and pedestrian access to the site, will be served by water and
sewer treatment facilities, will properly drain to the public storm drain facilities and will contain
parking that exceeds the standards applicable to the project site.
D The proposed physical site development, including the intensity of development, site layout,
grading, vehicular access, circulation and parking, setbacks, height, public safety and similar
2
elements, as conditioned, has been designed to provide a desirable enviromuent for the
development and surrounding uses. The development is designed with two pedestrian-oriented,
tree-lines main streets that connect the public right-of-way to a central plaza area where people will
gather and socialize among the specimen oak trees, seat walls, landscaped areas, shops and
restaurants, decorative pavement surfaces and a fountain area. Buildings and parking areas are set
back from the street with landscaping layers provided between the property lines and building
walls to provide an appropriate natural buffer and reduce mass and scale, thereby minimizing the
view of parking fields to an acceptable level.
E. The subject site is physically suitable for the type and intensity ofthe proposed retail center
because the project is designed to include sufficient vehicular and pedestrian access, parking, and
similar infrastructure to support the use.
F There are no significant views that will be impacted by the project site. Moreover, design of the
project to include pedestrian-oriented building facades, walkways, landscape enhancements and
amenities within the street esplanades and central plaza will provide new vistas for the community
within the context of the type of development typical of a "downtown" or "main street"
enviromuent.
G. The project site is essentially flat and therefore impacts on existing slopes and topographic features
do not present a significant constraint to development ofthe site. Grading of the site will direct
runoffthrough landscape swales where pollutants can be collected and storm water flows reduced
to the public storm drainage facilities.
H. Architectural considerations, including the character, scale and quality ofthe design, the
architectural relationship with the site and other buildings, signs, building materials and colors,
screening of exterior appurtenances, and similar elements have been incorporated into the project
and as Conditions of Approval in order to insure compatibility of this development with the
development's design concept or theme and the character of adjacent buildings and uses.
Buildings are predominantly one-story in height, except for the two buildings located at the east
end ofthe central plaza, which serve as a backdrop to this focal point providing an appropriate
urban scale for the retail center. Interesting architectural forms and a unique roof design are
proposed, with a combination of materials, textures and colors providing richness and visual
interest in the project and complementing its surroundings, including the large, relatively simple
building form of the future IKEA building. Some of the building walls facing the parking areas
will be covered with plants, which are intended to climb upward from the base to the roof parapet
providing a "green screen" and adding texture to the development. Trash and truck loading areas
will be screened to the extent practicable.
I. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials and similar elements, have been considered to ensure visual relief and an attractive
enviromuent for the public. The landscape plan, as conditioned, complies with the objectives and
guidelines contained in the Planned Development for the subject property. This plan helps to
strengthen the linkages along the esplanades into the central plaza and around the perimeter of the
site and provides for an appropriate blending ofthe natural and built enviromuent. Significantly
more trees are proposed than are required, the design of trees, shrubs and groundcovers provides a
layering oflandscaping between the property lines and buildings facing outward to the parking lot
helping to screen the backs of buildings, loading docks and refuse enclosures. Methods
implemented by the Applicant during site grading to provide proper under drainage will ensure
3
maturation ofthe landscape plan. Furnishings are varied and interesting, including round and
rectangular pots, tree guards and grates, benches and trash receptacles. The style oflight post for
the pedestrian walkways is consistent with the modern architectural design or buildings; however
there are other compatibly designed sources of lighting, including in-grade tree up lighting, pole-
mounted single and double head lights at roadways and in the parking lots, and wall mounted
fixtures.
BE IT RESOLVED THAT THE Dublin City Council does hereby make the following findings
relating to the Conditional Use Permit for minor amendments to the Planned Development regulations
applicable to the Emerald Place retail center project:
A. That, as recommended in the Conditions of Approval, the proposed project is compatible with
other land uses, transportation and service facilities in the vicinity The project proposes minor
adjustments to the regulations approved by the City Council in April 2004 as part of the Planned
Development for Market Place at Hacienda (including both the IKEA development and the
original concept for the Hacienda Center). At that time the plan called for approximately 137,000
square feet of retail commercial floor area. As submitted, the Emerald Place proj ect would include
140,155 square feet ofretail commercial floor area, representing a minor increase compared to the
Market Place at Hacienda project, which included substantially more floor area dedicated to food
uses. Moreover, the project has been designed to provide its primary access to the shared roadway
with the future IKEA facility and with Martinelli Way. If the Emerald Place project assumes a
first position to the IKEA project and proposes to open before the other, all required improvements
to the western curb and gutter along IKEA Way and to the curb and gutter along the south side of
Martinelli Way will be completed by the Applicant as part of the project prior to receiving
approval to occupy tenant space on the site.
B. The proposed use will not adversely affect the health or safety of persons residing or working in
the vicinity, or be detrimental to the public health, safety or welfare. The project will be designed
in accordance with all recommended Conditions of Approval and all applicable mitigations
adopted as part ofthe Supplemental Enviromuental Impact Report approved by the City Council in
March 2004 for the Dublin General Plan and Eastern Dublin Specific Plan to ensure the protection
of the public health, safety and welfare. The project will also be designed and constructed in
accordance with all applicable Building Code and Fire Code requirements.
C. The approval of the proposed use will not be injurious to property and are designed to coordinate
with the design of the neighborhood, to include frontage improvements such as pedestrian
sidewalks, landscaping and streetlights.
D That, as conditioned, adequate provisions for public access, water, sanitation, and public utilities
and services will be provided by the Applicant as part of the proposed improvements to ensure that
the Emerald Place retail center will not be detrimental to the public health, safety or welfare.
E. The subject site is physically suitable for the density and intensity of commercial uses proposed
because sufficient vehicular and pedestrian access, parking and similar infrastructure are available
or will be constructed as part of the project to support the use. The proposal to amend the Planned
Development regulations in PA 02-034 are considered to be minor, to include a two percent
increase in floor area, which is offset by a reduction of equal or more floor area on the adjoining
IKEA site. Further, the proposed height of the clock tower at 70 feet is also similar to the height
of the IKEA facility and will provide an architectural focal point on the Emerald Place center. An
amendment in the requirement for a minimum of 10 feet of landscaping at the base of structures is
4
also considered minor when taking into consideration that the combined depth oflandscaping at
the property lines, within the parking areas, and at the base of the buildings far exceeds this
requirement and accomplishes the design objectives of providing sufficient landscape reliefto
buildings visible to the public.
F The proposed project is not contrary to the specific intent clauses, development regulations or
performance standards established for the Planned Development regulations applicable to the site
or the City's Zoning Ordinance regulations. As submitted, the Emerald Place project is consistent
with the property development and land use standards approved in P A 02-034 and the Stage I and
2 Development Plan for the site. Although the exact land uses for the site are not yet known by the
City since the Applicant is in negotiations with many of the prospective tenants, the proposed
commercial retail and restaurant uses will be small to medium size tenants consistent with the uses
permitted in the underlying Planned Development district. Moreover, the location and placement
of buildings on the site, interior circulation and parking are consistent with the preliminary plans
approved by the City Council in April 2004 Those exceptions proposed by the Applicant,
including an increase in floor area of3,155 square feet, an increase in height to accommodate the
70 foot clock tower, and revisions to the area of planters within the parking lot, are minor and
continue to provide for a retail center on the site that is consistent with the purpose and intent of
the Planned Development regulations.
G. The application is consistent with the policies ofthe Dublin General Plan and the Eastern Dublin
Specific Plan, which designate the project site as General Commercial. The proposed use of the
site for an open air retail center helps to provide the desired mix of specialty shops, eating places
and associated uses that conform to the land uses stipulated in these policy documents. Further,
development of the subject property that would provide for its own infrastructure and required
services was determined by the City Council in April 2004 to be fiscally beneficial to the City,
thereby reducing costs to the City resulting from development and increasing the economic vitality
of the community The project, as conditioned, also complies with the Planned Development
regulations contained in P A 02-034 providing a pedestrian-oriented development, which reflects
the planned visual character of the area and provides a place where local and visitors alike will
gather in the community The location and placement of buildings on the site, interior circulation
and parking are consistent with the preliminary plans approved by the City Council in April 2004
in the Stage I and 2 Development Plan, which few minor exceptions which are allowed through
the Conditional Use Permit process.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of a
building permit or establishment of the use, and shall be subject to Planning Division review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the Conditions of Approval. [PL.] Planning; [B] Building; [PO] Police; [PW] Public
Works [ADM] Administration/City Attorney; [FIN] Finance, [F] Alameda County Fire Department;
[DSR] Dublin San Ramon Services District; [CO] Alameda County Department ofEnviromuental Health;
and [Z7] Zone 7.
5
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
PLANNING
I Approval. This approval ofP A 05-043 establishes PL Ongoing Standard
the Conditions for the Site Development Review and
Condition Use Permit for the construction of a
140,155 square foot open air retail center called
Emerald Place, to include proposed new structures,
circulation plan, on-site parking, landscaping,
lighting and site amenities, on a +/13 08-acre parcel
bounded to the south by the on-ramp to Interstate
580, to the east by Hacienda Drive and Hacienda
Crossings, to the north by Martinelli Way and to the
west by IKEA Way The Site Development Review
and Conditional Use Permit are approved in
accordance with project plans attached as Attachment
2, dated received on March 14,2006 and the
Conditions of Approval provided herein, on file with
the Community Development Department.
2. Permit Expiration. Construction or use shall PL Ongoing Standard
commence within one year of permit approval or the
permit shall lapse and become null and void.
3 Revocation of permit. The permit shall be revocable PL Ongoing Standard
for cause in accordance with Chapter 8.96 of the
Dublin Zoning Ordinance. Any violation of the terms
or Conditions of this permit shall be subject to
citation.
4 Clean up. The Applicant shall be responsible for PL,B Ongoing Standard
clean up and disposal ofproject and construction
related trash and for maintaining a clean, litter-free
site.
5 Controlling Activities. The Applicant shall control PL,B Ongoing Standard
all activities on the project site so as not to create a
nuisance to the surrounding properties.
6. Noise/Nuisances. No loudspeakers or amplified PL,PO Ongoing Standard
music shall be permitted to project or be placed
outside ofthe building without prior approval of the
City
7. Temporary Ontdoor Sales Events. All outdoor PL,B,F Ongoing Standard
sales events shall require a valid Temporary Use
Permit approved by the Director of Community
Development. Operation under, and application for
the Temporary Use Permit shall be in accordance
with Chapter 8.108 of the Dublin Zoning Ordinance.
8. Fees. Applicant/Developer shall pay all applicable All Prior to Standard
fees in effect at the time of building permit issuance, Building
including, but not limited to, Planning fees, Building Permit
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees,
City of Dublin Fire fees, Alameda County Flood and
Water Conservation District (Zone 7) Drainage and
6
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Water Connection fees; or any other fee that may be
adopted and applicable.
9 Requirements and Standard Conditions. The All Prior to Standard
Applicant/Developer shall comply with applicable Building
Alameda County Fire, Dublin Public Works Permit
Department, Dublin Building Division, Dublin Police
Services, Alameda County Flood Control District
Zone 7, Livermore Amador Valley Transit Authority,
Alameda County Public and Enviromuental Health,
Dublin San Ramon Services District and the
California Department of Health Services
requirements and standard conditions. Prior to
issuance of building a permit or the installation of any
improvements related to this project, the Developer
shall supply written statements from each such
agency or department to the Planning Division
indicating that all applicable conditions required have
been or will be met.
10. Standard Public Works Conditions of Approval. PW With Approval Standard
The Applicant/Developer shall comply with all of
applicable City of Dublin Standard Public Works Improvement
Conditions of Approval, including those listed below Plans through
In the event of a conflict between the Standard Public Completion
Works Conditions of Approval and these Conditions,
these Conditions shall prevail.
II Required Permits. Applicant/Developer shall obtain PW Prior to Standard
all necessary permits required by other agencies and Building
utility providers (e.g., Alameda County Flood Control Permits
District Zone 7, Alameda County Health Agency, if
necessary, State Water Quality Control Board, etc.)
and shall submit copies of the permits to the
Department of Public Works.
12. Roof Equipment Screening. All roof equipment PL Prior to PL
shall be completely screened from view by the Building
building parapet or roof enclosure as shown on the permit
Elevations approved in accordance with the proj ect
plans attached as Attachment 2 dated received on
March 14, 2006. Equipment screened by a roof
enclosure shall be screened by materials
architecturally compatible with the building, as
approved by the Community Development Director.
13 Exterior Design Modifications. The design of the PL Ongoing PL
exterior modifications to the structure pursuant to this
Site Development Review and Conditional Use
Permit shall generally conform to the project design,
as shown in Attachment 2 dated received on March
14,2006 and the Conditions of Approval provided
herein, on file with the Community Development
Department. The Community Development Director
may approve minor amendments to the approved
plans provided they are in substantial conformance
with the Citv Council's action to approve the proiect.
14 Exterior Colors & Materials. The exterior colors of PL Ongoing PL
7
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
buildings and pavement treatment surfaces shall
conform to those approved by the City Council and
shown on the Color Palette for Emerald Place Retail
Center provided on November 16, 2005 If after a
mock-up has been completed by the Applicant!
Developer and revisions are proposed to these
building or special pavement treatment colors, these
revisions shall be approved by the Planning
Commission prior to incorporation into the project.
15 Signs. This Site Development Review and PL Master Sign PL
Conditional Use Permit does not approve any signs, Program
including the monument signs located at the corners required prior
of Hacienda DriveIMartinelli Way and Martinelli to Building
Way/IKEA Way A comprehensive sign program for Permit and
the entire project must be submitted by the Sign
ApplicantlDeveloper and approved by the Planning Compliance
Commission prior to the installation of such signage. Ongoing
The sign concept shall conform to the design
objectives and guidelines contained in the approved
Planned Development for the site. All future signage
for the project shall be subject to a sign permit and
reviewed for consistency with the approved sign
program and applicable City sign regulations.
16. Artwork in the Retail Center. Prior to receipt of a PL Prior to PL
building permit, the Applicant will work with Staff issuance of
on the exact location and type of public artwork building permit
proposed in the retail center, as shown on the plans
prepared bv the pro; ect architect.
17 Employee Parking, The ApplicantlDeveloper shall PL Draft to be PL
be responsible for preparing and distributing to all provided
future employees of Emerald Place a parking map before issuance
which identifies the location of parking stalls where of first
employees are required to park their vehicles. These occupancy
spaces shall be located along the south side of the perm!t and
center in the compact parking spaces and shall avoid ongomg
standard size stalls located close to the businesses for
increased efficiency of customer parking.
18. Secondary Exits. The location of secondary exits PUB Prior to PL
designed for tenant spaces, in compliance with the issuance of
Building Code, shall be shown on all site plans, Building
landscaping plans, and civil plans to include fully Permit
dimensioned walkways and planting areas leading to
a sidewalk or parking area. Where existing planters
are reduced in size, width, depth or similar dimension
as a result of a secondary exit, including at the east
elevation of Buildings 301 and 401 shown on the
project plans in Attachment 2, dated received on
March 14,2006, the placement of secondary exits
shall be considered by the Community Development
Director and City Building Official as part ofthe
building permit review process and shall be approved
only where there is no alternative to providing
emergency egress without reducing landscaping.
8
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to
19 Durability of Materials. The base of buildings in PL Prior to PL
high pedestrian traffic areas, such as along walkways, issuance of
in plazas and at entrances, shall be constructed of Building
high qualitv, durable materials. Permit
20 Specimen Trees. Low branching, specimen oak PL Prior to PL
trees (min. 48" box) shall be planted in the central issuance of
plaza, at the gateway entry and at the Martinelli Street Building
entry to Emerald Place as shown on the landscape Permit
plans dated received on November 7, 2005 Large
variety specimen trees shall also be provided at the
north and south esplanades, meandering pedestrian
Vista Garden walk and key building corners visible
from the parking lot, as shown on the landscape plans
dated received on November 7,2005
21 Screening Utilities. To the extent allowable by the PL Prior to PL
associated agencies, the Applicant shall locate issuance of
transformers, backflow prevention devices and Building
similar utilities within an enclosed closet or vault Permit
designed to integrate with the project or be located
out of public view
BUILDING & SAFETY
22. Building Codes and Ordinances: All proj ect B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
The Applicant/Developer shall obtain all necessary
permits from the Building Division.
23 Building Permits: To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit eight (8) sets of Building
construction plans to the Building Division for plan Permits
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval.
The notations shall clearly indicate how all
Conditions of Approval will or have been complied
with. Construction plans will not be accepted
without the annotated resolutions attached to each
set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance
of building permits.
24 Construction Drawings: Construction plans shall B Prior to Standard
be fully dimensioned (including building elevations) issuance of
accurately drawn (depicting all existing and proposed building
conditions on site), and prepared and signed by a permits
California licensed Architect or Engineer All
structural calculations shall be prepared and signed
by a California licensed Architect or Engineer. The
site plan, landscape plan and details shall be
consistent with each other.
25 Addressing: Addresses will be required on all doors B Prior to
leading to the exterior of the building. Addresses Occupancy
9
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to.
shall be illuminated and be able to be seen from the
street and shall be a minimum of 5 inches in height.
26. Engineer Observation: The Engineer of record B Prior to frame B
shall be retained to provide observation services for inspection
all components of the lateral and vertical design of
the building, including nailing, hold-downs, straps,
shear, roof diaphragm and structural frame of
building. A written report shall be submitted to the
City Inspector prior to scheduling the final frame
inspection.
27 Phased Occupancy Plan: If occupancy is requested B Prior to B
to occur in phases, then all physical improvements Occupancy of
within each phase shall be required to be completed any affected
building
prior to occupancy of any buildings within that phase
except for items specifically excluded in an approved
Phased Occupancy Plan, or minor handwork items,
approved by the Community Development
Department. The Phased Occupancy Plan shall be
submitted to the Directors of Community
Development and Public Works for review and
approval a minimum of 45 days prior to the request
for occupancy of any building covered by said Phased
Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all buildings in each
phase, and shall substantially conform to the intent
and purpose of the site development review approval.
No individual building shall be occupied until the
adjoining area is finished, safe, accessible, and
provided with all reasonable expected services and
amenities, and separated from remaining additional
construction activity Subj ect to approval of the
Director of Community Development, the completion
of landscaping may be deferred due to inclement
weather with the posting of a bond for the value of
the deferred landscaping and associated
improvements.
28. Air Conditioning Units: Air conditioning units and B Occupancy of B
exterior ventilation ducts shall be screened from Unit
public view with materials compatible to the main
building. Units shall be permanently installed on
concrete pads or other non-movable materials as
approved by the Building Official and Director of
Community Development.
29 Temporary Fencing: Temporary Construction B Prior to B
fencing shall be installed along perimeter of all work permitting and
under construction. Through
10
NO. CONDITION TEXT RESP, WHEN SOURCE
AGENCY REQ'D
Prior to:
Comnletion
30. Green Building Guidelines: To the extent practical B Through B
the Applicant shal1 incorporate Green Building Completion
Measures. A Green Building plan shal1 be submitted
to the Building Official for review
31 Cool Roofs: Flat roof areas shall have their roofing B Through B
material coated with light colored gravel or painted Completion
with light colored or reflective material designed for
Cool Roofs.
32. Electronic File: The Applicant/Developer shal1 B With Submittal B
submit al1 building drawings and specifications for of Building
this proj ect in an electronic format to the satisfaction Permit
Application
of the Building Official prior to the issuance of
building permits. Additionally, all revisions made to
the building plans during the project shall be
incorporated into an "As Built" electronic file and
submitted pnor to the Issuance of the final
occupancy
33 Construction trailer: Due to size and nature of the B Through B
development, the Applicant/Developer shall provide Completion
a construction trailer with all hook ups for use by City
or Contract Inspection personnel during the time of
construction as determined necessary by the Building
Official. In the event that the City has their own
construction trailer, the Applicant/Developer shall
provide a site with appropriate hook ups in close
proximity to the project site to accommodate this
trailer. The Applicant/Developer shal1 cause the
trailer to be moved from its current location at the
time necessary as determined by the Building Official
at the Applicant/Developer's expense.
FIRE DEPARTMENT
34 Backflow Prevention Devices: Each building shall F Prior to F
have a backflow preventor for the sprinkler system. Building
Remove the PIVs shown; shut off of the system is permit
provided by the valves on the backflow preventor
Each backflow preventor shall have a FDC. Provide
a fire hydrant within 100 feet of each backflow
preventor.
35 Building Code Regulations: The allowable area F Prior to F
calculations shal1 comply with CBC Chapter 5 Building
nermit
36. Road Apparatus Widths: The minimum width for F Prior to F
one-way emergency vehicle access roads is 14 feet. Building
The entry and exit roads at Martinel1i Road between permit
11
NO, CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
buildings 101 and 201 shall be increased to 14 feet.
37. Fire Apparatus Roadways: The radius for F Prior to F
emergency vehicle turns shall be based on a 42 ft. Building
turning radius. Emergency vehicle access roadways Permit
must have a minimum unobstructed width of 20 feet
(14 feet for one way streets) and an unobstructed,
vertical clearance of not less than 13 feet 6 inches.
Roadways under 36 feet wide shall be posted with
signs or shall have red curbs painted with labels on
one side; roadways under 28 feet wide shall be posted
with signs or shall have red curbs painted with labels
on both sides of the street as follows: "NO
STOPPING, FIRE LANE - CVC 22500.1" CFC
902.2.2.1
38. Timing of Improvements for Fire Safety: All F Prior to start of F
emergency vehicle access roads (first lift of asphalt) vertical
construction or
and the public water supply, including all hydrants, storage on site
shall be in place prior to. vertical construction or
combustible storage on site.
39 Location of Buildings and Fire Access Easements: F Prior to start of F
All portions of the exterior walls of the buildings vertical
construction or
shall be within 150 feet of an emergency vehicle storage on site
access road. Emergency vehicle access easements are
required for the roads, CFC 902.2.1, and 902.3 1
40. Fire Flows: The minimum fire flow design shall be F Prior to start of F
2,250 gallon per minute at 20 psi residual as required vertical
construction or
by CFC Appendix IIIA. Raised blue reflectorized storage on site
traffic markers shall be epoxied to the center of the
street opposite each hydrant. Fire flow shall have a
minimum 2-hour duration.
41 Inspection of Roadways and Fire Hydrants: F Prior to start of F
Hydrants shall have a maximum average spacing of vertical
construction or
400 feet on centers. The hydrants shall be a maximum storage on site
of 225 feet from any point on a street or driveway used
for emergency vehicle access. UFC appendix IIIA and
B. The Applicant/Developer shall construct all new
fire hydrants in accordance with the ACFD and City
of Dublin requirements. No parking is allowed
within 7 Yz feet of a fire hydrant.
42. Fire Sprinkler System: Automatic sprinklers shall F Prior to F
be provided throughout the buildings as required by occupancy
the Dublin Fire Code. Buildings with over 100
sprinklers shall be monitored by a UL listed and
certificated central station.
12
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
43 Knox Box: Provide a Knox Box at each building. F Prior to F
The Knox box shall contain a key that provides access occupancy
to the frre alarm panel. CFC 902.4
44 Compliance with ACFA Regulations and F Through F
Standards: The Applicant/Developer shall comply completion
with all Alameda County Fire Department (ACFD)
rules, regulations, City of Dublin standards, including
minimum standards for emergency access roads and
payment of applicable fees including City of Dublin
Fire facility fees.
45 Compliance with Fire Code: The proj ect shall F Through F
comply with Uniform Building and Fire Codes as completion
adopted by the City of Dublin.
DUBLIN SAN RAMON SERVICES DISTRICT
(DSRSD)
46. Prior to issuance of any building permit, complete DSRSD Prior to Standard
improvement plans shall be submitted to DSRSD that Issuance of a
conform to the requirements of the Dublin San Building
Ramon Services District Code, the DSRSD "Standard Permit
Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans and all DSRSD
policies.
47 All mains shall be sized to provide sufficient capacity DSRSD Prior to Standard
to accommodate future flow demands in addition to Issuance of a
each development project's demand. Layout and Building
sizing of mains shall be in conformance with DSRSD Permit
utility master planning.
48. Sewers shall be designed to operate by gravity flow to DSRSD Prior to Standard
DSRSD's existing sanitary sewer system. Pumping Issuance of a
of sewage is discouraged and may only be allowed Building
under extreme circumstances following a case-by- Permit
case review with DSRSD Staff. Any pumping station
will require specific review and approval by DSRSD
of preliminary design reports, design criteria, and
final plans and specifications. The DSRSD reserves
the right to require payment of present worth 20 year
maintenance costs as well as other conditions within
a separate agreement with the Applicant for any
project that requires a pumping station. (DSRSD)
(Prior to Issuance of a Building Permit) (Standard)
49 Domestic and fire protection waterline systems for DSRSD Prior to Standard
Tracts or Commercial Developments shall be Issuance of a
designed to be looped or interconnected to avoid dead Building
end sections in accordance with requirements of the Permit
DSRSD Standard Specifications and sound
engineering practice.
50. DSRSD policy requires public water and sewer lines DSRSD Prior to Standard
to be located in public streets rather than in off-street Issuance of a
13
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to.
locations to the fullest extent possible. If Building
unavoidable, then public sewer or water easements Permit
must be established over the alignment of each public
sewer or water line in an off-street or private street
location to provide access for future maintenance
and/or replacement.
51 Prior to approval by the City of a grading permit or a DSRSD Prior to Standard
site development permit, the locations and widths of Issuance of a
all proposed easement dedications for water and Building
sewer lines shall be submitted to and approved by Permit or
DSRSD Grading/Site
Work Permit
52. All easement dedications for DSRSD facilities shall DSRSD Prior to Standard
be by separate instrument irrevocably offered to Issuance of a
DSRSD or by offer of dedication on the Final Map. Building
Permit
53 Prior to approval by the City for Recordation, the DSRSD Prior to Standard
Final Map shall be submitted to and approved by Issuance of a
DSRSD for easement locations. widths, and Building
restrictions. Permit or
Grading/Site
Work Permit
54 Prior to issuance by the City of any Building Permit DSRSD Prior to Standard
or Construction Permit by the Dublin San Ramon Issuance of a
Services District, whichever comes first, all utility Building
connection fees including DSRSD and Zone 7, plan Permit or
checking fees, inspection fees, connection fees, and Grading/Site
fees associated with a wastewater discharge permit Work Permit
shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code.
55 Prior to issuance by the City of any Building Permit DSRSD Prior to Standard
or Construction Permit by the Dublin San Ramon Issuance of a
Services District, whichever comes first, all Building
improvement plans for DSRSD facilities shall be Permit or
signed by the District Engineer. Each drawing of Grading/Site
improvement plans shall contain a signature block for Work Permit
the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the Applicant shall
pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the
sewer and water systems, a performance bond, a one-
year maintenance bond, and a comprehensive general
liability insurance policy in the amounts and forms
that are acceptable to DSRSD The Applicant shall
allow at least 15 working days for final improvement
drawing review by DSRSD before signature by the
District Engineer
56. No sewer line or waterline construction shall be DSRSD Prior to Standard
permitted unless the proper utility construction permit Issuance of a
has been issued by DSRSD A construction permit Building
will only be issued after all of the items in Condition Permit or
14
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to
No.9 have been satisfied. Grading/Site
Work Permit
57 The Applicant shall hold DSRSD, its Board of DSRSD Prior to Standard
Directors, commissions, employees, and agents of Issuance of a
DSRSD harmless and indemnify and defend the same Building
from any litigation, claims, or fines resulting from the Permit or
construction and completion ofthe project. Grading/Site
Work Permit
58. Improvement plans shall include recycled water DSRSD Prior to Standard
improvements as required by DSRSD Services for Issuance 0 f a
lan?scape irrigation shall connect to recycled water Building
maills. Applicant must obtain a copy of the DSRSD Permit
Recycled Water Use Guidelines and conform to the
requirements therein.
59 The project will be located within the District DSRSD Prior to DSRSD
Recycled Water Use Zone (Ord. 301), which calls for Issuance of a
installation of recycled water irrigation systems to Building
allow for the future use of recycled water for Permit
approved landscape irrigation demands. Recycled
water will be available; as described in the DSRSD
Water Master Plan Update, September 2000 Unless
specifically exempted by the District Engineer,
compliance with Ordinance 301, as may be amended
or superseded, is required. Applicant must submit
landscape irrigation plans to DSRSD All irrigation
facilities shall be III compliance with District's
"Recycled Water Use Guidelines" and Dept. of
Health Services requirements for recycled water
irrigation design.
SECURITY AND POLICE
60 General Compliance. The Applicant shall comply PO Prior to PO
with all applicable City of Dublin Nonresidential Issuance of a
Security Ordinance requirements. Building
Permit and
Ongoing
61 Lighting Intensity. The City of Dublin Security PO Prior to PO
Ordinance requires specific foot candles of light be Issuance of a
provided at ground level. These requirements will be Building
enforced when reviewing and approving the lighting Permit
plan for this project. The Applicant shall submit a
final lighting plan for approval by the Dublin Police.
62. Building Lighting. All commercial properties shall PO Prior to PO
have light fixtures above each storefront. Parking lot Issuance of a
lighting or landscape lighting will not be allowed to Building
be the only source of light to the storefront. The Permit
potential for future redesign or refurbishing of the
center could eliminate some, or all parking lot or
landscape lighting.
63 Parkin!! Lot Li!!htin!!. Securitv lighting shall be PO Prior to PO
15
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
provided in parking lot areas. A lighting plan shall be Issuance of a
provided illustrating that the required I 0 candle Building
lights at ground level in parking lot areas have been Permit
provided. Lighting fixtures shall be of a vandal
resistant type.
64. Landscape Maintenance and Amenities. PO Ongoing PO
Landscaping shall be kept at a minimal height and
fullness giving patrol officers and the general public
surveillance capabilities of the area. Landscaping
features and outdoor amenities shall be designed to
reduce their attractiveness to skateboarders and
vandals.
65 Addresses. Addressing and building numbers shall PO Prior to PO
be visible from the approaches to the building. Issuance of a
Addressing for individual suiteslbusinesses within the Building
project shall have the address stenciled on the rear Permit
door ofthe business.
66. Surveillance Equipment. Employee exit doors and PO Prior to PO
doors to the rear of tenant spaces shall be equipped Issuance of a
with 180-degree viewers if there is not a burglary Building
resistant window panel in the door from which to Permit
scan the exterior.
67 Sign age. All entrances to the parking areas shall be PO Prior to PO
posted with appropriate signs per Sec. 22658(a) of the Issuance of a
California Vehicle Code and City of Dublin Building
Municipal Code Section 6.04.200, to assist III Permit
removing vehicles at the property owner's/manager's
request.
68. Property Maintenance. The Applicant shall PO/PL Ongoing PO/PL
maintain all building materials in good condition,
including canvas awnings and signs, and shall keep
the site clear of graffiti vandalism on a regular and
continuous basis.
69 Continued Crime Prevention. The Applicant shall PO Ongoing PO
work with the Dublin Police on an ongoing basis to
establish an effective theft prevention and security
program.
70. Security Fencing. The perimeter of the site shall be PO Prior to PO
fenced during construction, and security lighting and Issuance of a
patrols shall be employed as necessary Building
Permit and
Through
Construction
71 Temporary Addressed. A temporary address sign of PO Prior to PO
sufficient size and color contrast to be seen during Issuance of a
16
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to
night time hours with existing street lighting is to be Building
posted on the Hacienda Drive perimeter Permit and
Through
Construction
72. Emergency Contact Information. The PO Prior to PO
Applicant/Developer will file a Dublin Police Issuance of a
Emergency Contact Business Card prior to any phase Building
of construction that will provide 24-hour phone Permit
contact numbers of persons responsible for the Through
construction site. Construction
73 Storage. Good security practices shall be followed PO Through PO
with respect to storage of building materials and Construction
storage of tools at the construction site.
PUBLIC WORKS (Site Develonment Conditions)
74 Clarifications and Changes to the Conditions. In PL,PW Prior to Standard
the event that there needs to be clarification to these approval of
Conditions of Approval, the Directors of Community Improvement
Development and Public Works have the authority to Plans
clarify the intent of these Conditions of Approval to
the Applicant/Developer by a written document
signed by the Directors of Community Development
and Public Works and placed in the project file. The
Directors also have the authority to make minor
modifications to these Conditions without going to a
public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from
impacts of this proiect.
75 Hold Harmless/Indemnification. The Developer PL,PW Through Standard
shall defend, indemnify, and hold harmless the City completion of
of Dublin and its agents, officers, and employees Improvements
from any claim, action, or proceeding against the City and occupancy
of Dublin or its agents, officers, or employees to of the buildings
attack, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any
other department, committee, or agency of the City to
the extent such actions are brought within the time
period required by Government Code Section
66499.37 or other applicable law; provided, however,
that The Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying The Developer of any said claim,
action, or proceeding and the City's full cooperation
in the defense of such actions or proceedings.
17
NO.
CONDITION TEXT
76.
Conditions of Approval. A copy of the Conditions
of Approval which has been annotated how each
condition is satisfied shall be included with the
submittals to the Public Works Department for the
review of the Parcel Map and improvements plans.
The notations shall clearly indicate how all
Conditions of Approval will be complied with, and
where they are located on the plans. Submittals will
not be accepted without the annotated conditions.
Title Report. A current preliminary title report
prepared within the last six months together with
copies of all recorded easements and other
encumbrances and copies of Final Maps for adjoining
properties and off-site easements shall be submitted
for reference as reasonably deemed necessary by the
City Engineer and/or Public Works Director during
review of the final parcel map.
Substantial Conformance. The Parcel Map shall be
substantially in conformance with Vesting Tentative
Map 8262 unless otherwise modified by the
Conditions contained herein.
Parcel Map 8262. The Applicant/Deve1oper shall
have a registered civil engineer or a licensed land
surveyor prepare the final Parcel Map into the
configuration, size and number of parcels shown on
the Vesting Tentative Map 8262 prepared by JMH
Weiss, Inc., as approved by the Community
Development Director Resolution No. 04-02 on April
19,2004, and in accordance with the requirements of
the Subdivision Map Act and City of Dublin
standards. The map shall be prepared concurrently
with the improvement plans and shall be reviewed
and approved by the City Engineer and/or Public
Works Director prior to recordation.
Easements. Applicant/Developer shall dedicate
easements on the Parcel Map 8262 or by separate
instrument as follows:
77
78
79
80.
a. Emergency Vehicle Access Easement (EV AE)
granted to the City of Dublin at locations
dictated by the Fire Marshal.
b. Sidewalk Easement (SWE) along IKEA Way
c. Roadway dedication along Martinelli Way as
shown on Tentative Map 8262.
d. Sanitary Sewer and Waterline easements as
18
RESP.
AGENCY
PW
PW
PW
PW
PW,F
WHEN
REQ'D
Prior to:
With each
submittal of
Parcel
Map/Improve
ment Plans
Prior to
approval of
Parcel Map
Prior to
approval of
Parcel Map
Prior to
approval of
Parcel
Map/Improve
ment Plans and
Issuance of
Building
Permit
Prior to
approval of
Parcel
Map/Improve
ment Plans
SOURCE
Standard
PW
PW
PW
PW
NO.
CONDITION TEXT
RESP.
AGENCY
required by DSRSD
e. Private Utility Easement for storm drain,
electrical, and any other common utilities
being shared by different parcels.
f. Any other easements deemed reasonably
necessary by the City Engineer and/or Public
Works Director during final design and/or
construction.
Easements to be dedicated by separate instruments
shall be submitted for review and shall be recorded
prior to or concurrently with Parcel MaD 8262.
81 Summary Vacatiou of Existing Public Easements. PW
Public Easements that are no longer necessary based
on the current site layout and right-of-way
configuration shall be summarily vacated pursuant to
S66499.20Yz of the Subdivision Map Act and
pursuant to Division 9, Part 3, Chapter 4, Article I,
S8333 of the Streets and Highways Code.
82. Survey Control. Survey monuments shall be set in PW
finished public/private streets and at designated
property corners or other control points in accordance
with the final maps recorded for this project, and as
required by the City Engineer. Said street
monuments shall be set within a tolerance of twenty
(20) seconds for any angle and I in 10,000 feet for
distances between monuments as required by
Municipal Code S9.20.040. Pursuant to Subdivision
Map Act S66497, the surveyor of record shall, within
five days after the final setting of all monuments, give
written notice to the City Engineer that the final
monuments have been set. The Applicant/Developer
shall then present evidence to the City Engineer of
the payment and receipt of payment by the surveyor
of record for the monument setting.
83 FEMA Flood Zone. According to the Flood PW
Insurance Rate Map, Community Panel Number
060705-0002-B, published by FEMA, the southern
portion of the site is within Flood Zone X and subject
to a 100-year flood with average depths less than I'
All buildings shall be constructed with their finish
floor elevations 1'- mmlmum above the flood
elevation.
84 Improvements within Existing Easements. The PW
ApplicantlDeveloper shall obtain written permission
19
WHEN
REQ'D
Prior to.
Prior to PW
approval of
Parcel
Map/Improve
ment Plans
Prior to PW
acceptance of
improvements
by City
Council
Prior to PW
issuance of
Grading!
Sitework
Permit
Prior to PVV
approval of
SOURCE
NO. CONDITION TEXT
from the beneficiaries of all eXlstmg easements
encumbering the site before constructing
improvements within the easement areas if the
proposed improvements are inconsistent with purpose
for which the easement was created. Said permission
shall be forwarded to the City as evidence of the
Applicant/Developer's right to construct said
improvements.
85 Improvement Agreement and Security. Pursuant to
g7 16.620 of the Municipal Code and Subdivision
Map Act g66499, the Applicant/Developer shall enter
into an Improvement Agreement with the City
concurrent with final Parcel Map 8262 approval to
guarantee the required improvements. Improvement
Security must be posted to guarantee the faithful
performance of the required improvements and the
payment for labor and materials. Such Security shall
be in the form of cash, a certified or cashier's check,
a letter of credit, or surety bonds executed by the
Applicant/Developer and by a corporate surety
authorized to do business in California. The amount
of the Security guaranteeing faithful performance
shall be 100% of the estimated cost of the work per
the new street configuration. The amount of the
Security guaranteeing the payment for labor and
materials shall be 100% of the estimated cost of the
work per the new street configuration. The
Applicant/Developer shall provide an estimate of
these costs for approval by the City Engineer with the
first submittal of the final map and improvement
plans for checking.
86. Release of Secnrity. When all improvements
governed by the Improvement Agreement are
complete to the satisfaction of the City Engineer, the
City Council will consider accepting the
improvements and releasing the Security Prior to the
Council's acceptance, the Applicant/Developer shall
furnish the following to the City.
a. A Maintenance Bond or other replacement
security in an amount equal to 25% of the
estimated cost ofthe work to guarantee
against defects for a one-year period.
b. As-Built or Record Drawings printed on the
original approved mylar of all Improvement
20
RESP.
AGENCY
PW
PW
WHEN
REQ'D
Prior to.
Improvement
Plans
Prior to
approval of
Parcel
MaplImprove
ment Plans
Prior to
acceptance of
improvements
by City
Council
SOURCE
PW
PW
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
Plans and maps associated with the project.
c. Digital computer files of the plans in a format
compatible with the City's GIS system.
d. A recorded copy ofthe Covenants,
Conditions, and Restrictions that govern the
proj ect.
e. A Declaration or Report by the project
Geotechnical Engineer confirming that all
geotechnical and grading work associated
with the project has been performed in
accordance with the Engineer's
recommendations.
f. Payment of any outstanding City fees or other
debts.
g. Any other information deemed necessary by
the City Engineer.
87 Improvement and Grading Plans. All PW Prior to PW
improvement and grading plans submitted to the issuance of
Public Works Department for review/approval shall Grading/Sitew
be prepared in accordance with the approved ork Permit
Tentative Map, these Conditions of Approval, and the
City of Dublin Municipal Code including Chapter
716 (Grading Ordinance). When submitting plans
for review/approval, the Applicant/Developer shall
also fill-out and submit a City of Dublin Improvement
Plan Review Checklist (three 8-1/2" x 11" pages).
Said checklist includes necessary design criteria and
other pertinent information to assure that plans are
submitted in accordance with established City
standards. The plans shall also reference the current
City of Dublin Standard Plans (booklet), and shall
include applicable City of Dublin Improvement Plan
General Notes (three 8-1/2" x 11" pages). For on-site
improvements, the Applicant/Developer shall adhere
to the City's On-site Checklist (eight 8-1/2" xii"
pages). All ofthese reference documents are
available from the Public Works Department (call
telephone 925-833-6630 for more information).
The Grading Plan shall be in conformance with the
recommendations of the Geotechnical Report, the
approved Tentative Map, and the City design
standards & ordinances. In case of conflict between
the soil engineer's recommendations and City
ordinances, the City Engineer shall determine which
shall apply
21
NO.
CONDITION TEXT
88.
A detailed Erosion Control Plan shall be included
with the Grading Plan. The plan shall include detailed
design, location, and maintenance criteria of all
erosion and sedimentation control measures.
GradinglSitework Permit. All improvement work
must be performed per a Grading/Sitework Permit
issued by the Public Works Department. Said permit
will be based on the final set of civil plans to be
approved once all of the plan check comments have
been resolved. Please refer to the handout titled
Grading/Site Improvement Permit Application
Instructions and attached application (three 8-1/2" x
11" pages) for more information. The
Applicant/Developer must fill m and return the
Applicant information contained on pages 2 and 3
The current cost of the permit is $10.00 due at the
time of permit Issuance, although the
Applicant/Developer will be responsible for any
adopted increases to the fee amount.
Erosion Control during Construction.
Applicant/Developer shall include an Erosion and
Sediment Control Plan with the Grading and
Improvement plans for review and approval by the
City Engineer and/or Public Works Director. Said
plan shall be designed, implemented, and continually
maintained pursuant to the City's NPDES permit
between October 15t and April 15th or beyond these
dates if dictated by rainy weather, or as otherwise
directed by the City Engineer and/or Public Works
Director.
89
90
All grading, construction, and development activities
within the City of Dublin must comply with the
provisions of the Clean Water Act. Proper erosion
control measures must be installed at development
sites within the City during construction, and all
activities shall adhere to Best Management Practices.
When construction is complete, all storm drain inlets
shall be stenciled "No Dumping - Drains to Bay"
using an approved stencil available from the Alameda
Countywide Clean Water Program.
Storm Drainage Analysis/Required
Improvements. Applicant/Developer shall prepare a
Storm Drainage Studv for the properties and roads to
22
RESP.
AGENCY
PW
PW
PW,Z7
WHEN
REQ'D
Prior to.
Prior to
issuance of
Grading/Sitew
ork Permit
Prior to
issuance of
Grading/Site
work permit
and during
construction
Prior to
issuance of
Grading/Site
SOURCE
PW
PW
PW
NO.
CONDITION TEXT
be developed/constructed with the project. The
Study, including a hydrology map and hydraulic
calculations, shall supplement the Santa Rita
Drainage Master Plan prepared for the larger
surrounding watershed by BKF Engineers in May
1999 According to Zone 7, this property drains to
Zone Ts Line G 2-1, a tributary to Chabot Canal.
Since the project will substantially increase the
imperviousness of the site, the Study must
demonstrate that design flows do not adversely
impact existing hydraulics downstream of the project.
The Study is therefore subject to review and approval
by both the City of Dublin and Zone 7
91
All storm drain improvements and mitigation
measures identified in the Study and/or specified by
the City Engineer shall become requirements of this
project. To accommodate potential overland flow,
the parking lot grading and on-site storm drain system
within the Storm Drain Easement (SDE) area
originally granted on Parcel Map 7233, and if SDE is
proposed to be vacated as part of this development,
shall be designed to accept overland runoff from the
storm system within Hacienda Drive.
Water Quality/Best Management Practices,
Pursuant to the Alameda Countywide National
Pollution Discharges Elimination Permit (NPDES)
No. CAS002983I with the California Regional Water
Quality Control Board (RWQCB), the Applicant shall
design and operate the site in a manner consistent
with the Start at the Source publication, and
according to Best Management Practices to minimize
storm water pollution. In addition to the biofiltration
swales proposed along the perimeter of the site and
the in-line filtration devices, all trash dumpsters and
compactors which are not sealed shall have roofs to
prevent contaminants from washing into the storm
drain system. The Applicant shall also obtain a
Notice of Intent from the RWQCB and shall prepare
and submit a Storm Water Pollution Prevention Plan
(SWPPP).
Storm Water Treatment Measures Maintenance
Agreement. ApplicantlDeveloper shall enter into an
agreement with the City of Dublin that guarantees the
property owner's perpetual maintenance obligation
92.
23
RESP.
AGENCY
PW
PW
WHEN
REQ'D
Prior to
work permit
Prior to
issuance of
Grading
/Sitework
Permit
Prior to
acceptance of
improvements
by City
Council
SOURCE
PW
PW
NO. CONDITION TEXT
for all storm water treatment measures installed as
part of the project. Said agreement is required
pursuant to Provision C.3.e.ii of RWQCB Order R2-
2003-0021 for the relssuance of the Alameda
Countywide NPDES municipal storm water permit.
Said permit requires the City to provide verification
and assurance that all treatment devices will be
properly operated and maintained.
93 Zone 7 Drainage Fee. The Applicant will be
required to pay Zone Ts SDA 7-1 Impervious
Surface Area fees for all new hardscape areas.
94 Roof Drainage. Roof drainage shall drain across bio-
swales or into bio-filters prior to entering the storm
drain system. The landscaping and drainage
improvements in the bio-swale and bio- filters shall be
appropriate for water quality treatment. The City
Engineer may exempt specific roof leaders from this
requirement if space limitations prevent adequate
water treatment without creating hazards, nuisance or
structural concerns. Concentrated flows will not be
allowed to drain across public sidewalks.
95 Phased Improvement Plans. Ifphased development
is required, the Applicant/Developer shall submit
grading and drainage, erosion control, utility plans,
and improvement plans for each phase of the
development for review and approval by the City
Engineer and/or Public Works Director. Any phasing
shall provide for adequate vehicular and pedestrian
access to the parcel for each phase, and shall
substantially conform to the intent and purpose of the
parcel approval. No individual building shall be
occupied until the adjoining area is finished, safe,
accessible, and provided with all reasonable
amenities and separated from additional construction
acti viti es.
96. Geotechnical Report and Recommendations. The
Applicant/Developer shall incorporate the
recommendations of the Geotechnical Investigations
prepared by Treadwell & Rollo for the project dated
6/25/03 (IKEA site) and 6/27/03 (Retail Center site)
or as may be amended by subsequent report, and
additional mitigation measures required by the City
Engineer, into the project design. The Geotechnical
Engineer shall certify that the proj ect design
24
RESP.
AGENCY
PW, B, Z7
PW
PW,B
PW,B
WHEN
REQ'D
Prior to
Prior to
issuance of
Building
Permit
Prior to
approval of
Improvement
Plans
Prior to
issuance of
Grading
/Sitework
Permit
Prior to
issuance of
Grading
/Sitework
Permit and
during
construction
SOURCE
PW
PW
PW
PW
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to
conforms to the report recommendations prior to
issuance of a GradinglSitework Permit. All report
recommendations shall be followed during the course
of grading and construction.
97 Martinelli Way The ApplicantlDeveloper shall PW Prior to PW
design and install 4' planter strip, 8' wide sidewalk, approval of
pedestrian/street lights, and landscaping along the Improvement
project frontage on the south side of Martinelli Way Plans
The Applicant/Developer shall also modify the
existing driveway on the south side Martinelli Way
such that it is 30' wide with 25' curb return radii, and
install stop sign and centerline striping.
98. IKEA Way (Private Entry Road). Ifnot constructed PW Designed prior PW
as part of the IKEA project, the Applicant/Developer to approval of
shall design and construct the main entry road into Improvement
the project site as shown on Sheet A1.0a, IKEA Plans and
Entitlement dated January 2004 The installed prior
Applicant/Developer shall also remove the existing to first
left-turn barricades on Hacienda Drive and Martinelli Occupancy
Way, and, if necessary, re-stripe the lanes and Permit
pavement legends/markers as required by the City
Engineer
99 Traffic Signal Modification - lKEA Way (Private PW Prior to PW
Entry Road). The ApplicantlDeveloper shall design approval of
and modify the existing traffic signal at IKEA Way! Improvement
Martinelli Way to include traffic loops, street name Plans
sign and traffic signal equipment, as required by the
Public Works Director.
100 No Parking on IKEA Way. No Parking shall be PW On-going PW
allowed on both sides of the private street (IKEA
Way - Parcel A, Parcel Map 8262). This parking
restriction shall be indicated with either red-painted
curbs or with R26F "No Stopping - Fire Lane" signs
installed on both sides at a spacing not to exceed
200' Parking shall also be restricted along
designated drive aisles to assure unobstructed access
through the site.
101 IKEA Way Street Name Signs. The existing mast PW Prior to PW
arm street name "IKEA Way" sign panels at IKEA approval of
Way/ Martinelli Way (northwest and southeast Improvement
corner) shall be turned around and existing wiring Plans
shall be connected to illuminate the signs.
102. Disabled Parking. All disabled parking stalls shall PW,B Prior to PW
meet State Title 24 requirements, including providing issuance of
curb ramps at each loading zone. Curb ramps cannot Occupancy
25
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
encroach within the loading/unloading areas. Permit( s)
Disabled stalls shall be conveniently located and
grouped near the primary entrances to each building.
Van accessible stalls shall also be provided and shall
meet State Title 24 requirements.
103 Disabled Access Ramps. The Applicant/Developer PW,B Prior to PW
shall install disabled access ramps, and where issuance 0 f
necessary replace all existing disabled ramps at Occupancy
driveway intersections to meet current State Title 24 Permit(s)
requirements.
104 Vehicle Parking. All parking spaces shall be double PW IPL Prior to PW IPL
striped using 4" white lines set approximately 2 feet issuance of
apart according to Figure 76-3 and 98.76.070 (A) 17 Occupancy
of the Dublin Municipal Code. All compact-sized Permit(s)
parking spaces shall have the word "COMPACT"
stenciled on the pavement within each space. 12"-
wide concrete step-out curbs shall be constructed at
each parking space where one or both sides abut a
landscaped area or planter.
105 Bicycle Racks. Bicycle racks shall be installed near PWIPL Prior to PWIPL
the entrances to the retail buildings at a ratio of 1 rack issuance of
per 40 vehicle parking spaces. Bicycle racks shall be Occupancy
designed to accommodate a mlmmum of four Permit(s)
bicycles per rack, and so that each bicycle can be
secured to the rack. The location of the bicycle racks
shall not encroach into any ad j acent/ adjoining
sidewalks III a manner that would reduce the
unencumbered width of the sidewalk to less than 4'
Bicycle racks shall be placed in locations where they
will have adequate lighting and can be surveilled by
the building occupants.
106. Sidewalk. The Applicant/Developer shall construct PW Prior to PW
8-feet wide sidewalk on the south side of Martinelli issuance of
Way between IKEA Way and Hacienda Drive and on Occupancy
the eastside of IKEA Way along the site frontage. Permit(s)
Pedestrian walkway connecting the back door
exits/entrances to the public sidewalk shall also be
installed. Per Section 1114B.1.2 of the California
Building Code, an accessible and direct route travel
shall be provided between the building and the public
sidewalk on Hacienda Drive and Martinelli Wav
107 Parking Requirements. The Applicant/Developer PL,PW Prior to PL
shall comply with the plans approved by the City issuance of
Council for PA 05-043, Site Development Review Occupancy
and Conditional Use Permit for the Emerald Place, Permit
26
NO.
CONDITION TEXT
RESP.
AGENCY
108.
according to the project plans identified as
Attachment 2 dated received on March 14, 2006, and
with the Dublin Zoning Ordinance. Where a conflict
exists on the plans between the required total number
(667 spaces) and/or dimension of parking spaces,
aisles, curbing, landscaping, or similar requirements
within the parking areas and what is shown, the
requirements of the Planned Development and
Zoning Ordinance shall apply
Traffic Impact Fees. The Applicant/Developer shall
advance fees or contribute pro-rata share of costs for
traffic impact fees as follows:
PW
a. Payment of the Eastern Dublin Traffic
Impact Fee, Pleasanton Interchange Fee, and
Tri- Valley Transportation Development Fee,
as determined by the City
b. Advance to the City applicable monies for
acquisition of right-of-way and construction
of planned improvements at the Dougherty
Road/Dublin Boulevard intersection. The
amount of money advanced to the City shall
be based on the Developer's fair share of the
deficit (spread over those projects which are
required to make up the deficit) between
funds available to the City from Category 2
Eastern Dublin Traffic Impact Fee funds
and the estimated cost of acquiring the right-
of-way and constructing the improvements.
The City should provide credit for Category
2 Eastern Dublin Traffic Impact Fees to the
Developer for any advance of monies made
for the improvements planned for the
Dougherty Road/Dublin Boulevard
intersection.
109 Pedestrian Crossing Signs and Striping. The PW
Applicant/Developer shall install crosswalks,
pedestrian crossing warning signs, and pedestrian
crossing pavement legends per Caltrans and City
standards at the proposed crosswalk locations.
110. Signs and Pavement Markings. The PW
Applicant/Developer shall be responsible for the
following on-site and off-site traffic SIgnS and
pavement markings:
27
WHEN
REQ'D
Prior to:
Prior to
issuance of
Building
Permit
Prior to
issuance of
Occupancy
Permit(s)
Prior to
issuance of
Occupancy
Permit(s)
SOURCE
PW
PW
PW
NO.
CONDITION TEXT
111
a. Three-way stop control (including Caltrans
RI "Stop" sign, stop pavement legend, 12"-
wide white crosswalk) shall be installed at
all approaches on IKEA Way/Entry
Driveway.
b. A stop control (including Caltrans Rl "Stop"
sign, stop pavement legend, 12"-wide white
stop bar stripe) shall be installed at the
driveway exits on IKEA Way and Martinelli
Way
c. Stop control (including Caltrans Rl "Stop"
sign, stop pavement legend, 12"-wide white
stop bar stripe or 12"-wide crosswalk) shall
be installed at the on-site driveway
intersections as per approved SDR.
d. R41 "Right Turn Only" sign and right turn
pavement arrow shall be installed at the
driveways where left-turn is prohibited.
e. R26F "No Stopping - Fire Lane" signs shall
be posted on-site along all curbs that are
longer than 20' and that parallel the drive
aisles as required by the Fire Marshall.
f. R26F "No Stopping - Fire Lane" signs shall
be posted on both sides ofIKEA Way every
200'
g. RlOOB (disabled parking regulations sign)
shall be installed at each of the two
driveway entrances to the site with amended
text to read " .may be reclaimed at
DUBLIN POLICE or by telephoning 833-
6670"
g. Disabled parking signs and legends per
State Title 24 requirements.
h. The word "Compact" shall be stenciled on
the pavement surface within each compact
parking space.
J. Any other signs and markings deemed
reasonably necessary by the City Engineer
and/or Public Works Director during final
design and/or construction.
Streetlights. Streetlights for the south side of
Martinelli Way constructed by the project shall be the
City approved Transit Center fixtures located in the
public right-of-way Either City approved Transit
Center fixtures or aDDroved decorative lights mav be
28
RESP.
AGENCY
PW
WHEN
REQ'D
Prior to:
Prior to
acceptance of
improvements
by City
Council
SOURCE
PW
NO. CONDITION TEXT
used on private streets. A street lighting plan and
photometric calculations, which demonstrates
compliance with this condition, shall be submitted
with the improvement plans and shall be subject to
review and approval by the City Engineer. All
decorative street lights shall be maintained by the
property owner or by an Owner's Association.
Applicant/Developer shall also furnish to City one
spare street light to be delivered to the City's
Corporation Yard. Applicant/Developer shall not
contest the City's efforts to annex the project into the
Dublin Ranch Street Light Maintenance Assessment
District 1999-1, and shall provide all necessary
documentation required by the City to complete the
annexation process. The Applicant/ Developer shall
comply with any City requirements necessary to
conform to Proposition 218 regulations.
112. Waive Right to Protest. The Applicant/Developer
waives any right to protest the inclusion of the
property or any portion of the property in a Landscape
and Lighting Assessment District or similar
assessment district, and further waives any right to
protest the annual assessment for that District.
113 Landscape Requirements. Applicant/Developer
shall install and perpetually maintain all street trees
and other plant materials installed along the property
street frontages. Tree planters shall meet the
minimum requirements of the Zoning Ordinance at 3'
x 6' or 4' x 4'
114 Landscape Changes and Maintenance. Any
proposed or modified landscaping to the site,
including removal or replacement of trees, shall
require prior review and written approval from the
Community Development Director. All landscaping
on the site and along the street frontages to the edge
of curb on Martinelli Way and Hacienda Drive shall
be properly maintained at all times. At corners
adjacent to driveways and drive aisles, the
Applicant/Developer shall maintain landscaping at a
height of 30 inches or less to provide required
sightlines. Applicant/Developer shall complete and
submit to the City the Standard Plant Material,
Irrigation and Maintenance Agreement and shall
assume the maintenance obligation of all landscaping
along the Martinelli Way and Hacienda Drive
29
RESP.
AGENCY
PW
PL,PW
WHEN
REQ'D
Prior to:
On-going
Prior to
acceptance of
improvements
by City
Council
SOURCE
PW
PW
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
frontages to the project site.
115 Landscape Irrigation. The lmgation system to PL,PW Prior to PL,PW
landscaped areas along the street frontages to the approval of
edge of curb on Martinelli Way and Hacienda Drive improvement
shall be connected to and fully integrated with the plans and
Applicant's on-site irrigation system as part of the Ongoing
project.
116. Landscape Implementation. All landscaping and PL,B Prior to PL
parking lot improvements shall be installed prior to Occupancy
occupancy of tenant spaces within the center Permit(s)
117 Water Efficiency Landscaping. The PL,PW Prior to Standard
Applicant/Developer shall submit written Improvement
documentation to the Public Works Department (in Plans
the form of a Landscape Documentation Package and
other required documents) that the development
conforms to the City's Water Efficient Landscaping
Ordinance.
118. Landscape Borders. All landscape borders shall be PL Prior to Standard
constructed to include a concrete curb that is at least issuance of
6 inches high and 6 inches wide. Any curbs adjacent improvement
to parking spaces shall be 12 inches wide. All plans
landscaped areas shall be a minimum of 6 feet wide
(curb to curb). Concrete mow strips at least 6 inches
deep and 4 inches wide shall be required to separate
turf areas from shrubs.
119 Landscape and Irrigation Plans. The PL,PW Prior to PW
Applicant/Developer shall submit Landscape and approval of
Irrigation Plans for review and approval by Planning improvement
Division and Public Works Department as part of the plans and
building permit review process. These plans shall be issuance of
coordinated with on/off site civil, streetlights, and Building
utility improvement plans and shall include areas for Permit
under drainage of trees located in the parking area
and for the "green screens" to ensure proper care for
landscaping and to allow for maturation of the plan as
designed. The final plans shall be signed Community
Development Director and the City Engineer.
120. Landscaping at Intersections. Landscaping at PW Prior to PW
intersections shall be such that sight distance is not issuance of
obstructed for drivers. Except for trees, landscaping Occupancy
shall not be higher than 30 inches above the curb in Permit
these areas.
121 Hacienda Drive Landscape. The PW Prior to PW
ApplicantlDeveloper shall install landscaping along approval of
the project frontage on the west side of Hacienda Improvement
30
NO.
CONDITION TEXT
122.
Drive. These improvements shall be included in the
landscape plans.
Landscaping 1-580 Freeway Right-or-Way. The
Applicant/Developer shall design, install, and
maintain landscaping within 1-580 freeway right-of-
way along the frontage of the site. The Applicant
shall submit these plans to Caltrans for review and
approval. A separate irrigation system shall be
installed to serve this area. Said landscaping is
allowed pursuant to the City's agreement with
Caltrans titled Agreement for Maintenance of
Landscaping on State Highways in the City of Dublin
and dated 11/24/99, provided an Encroachment
Permit is obtained from the California Department of
Transportation (Caltrans) III advance of the
installation work. The property owners shall also
enter into a site-specific maintenance agreement with
the City that delegates the landscape maintenance
obligation to the property owner until 1/01/19 After
1/01/19, the maintenance obligation will revert back
to Caltrans unless the original agreement is extended.
Decorative Paving. The Applicant/Developer shall
not construct decorative pavement within City right-
of-way unless otherwise approved by the City
Engineer and/or Director of Public Works. The type
of decorative pavers and pavement section shall be
subject to review and approval by the City Engineer
and/or Director of Public Works. Decorative
entrances to private streets shall be constructed to the
satisfaction of the City Engineer and/or Director of
Public Works.
Relocation of Existing Improvements/Utilities.
Any necessary relocation of existing improvements or
utilities shall be accomplished at no expense to the
City
123
124
125
Joint Utility Trenches/UndergroundinglUtility
Plans. Applicant/Developer shall construct all joint
utility trenches (including electric,
telecommunications, cable TV, and gas) III
accordance with standards enforced by the
appropriate utility agency All vaults, electric
transformers, cable TV boxes, blow-off valves,
structures, and other utility features shall be placed
underground and located behind the proposed
31
RESP.
AGENCY
PW
PW
PW
PW
WHEN
REQ'D
Prior to.
Plans
Prior to
acceptance of
improvements
by City
Council
Prior to
acceptance of
improvements
by City
Council
Prior to
acceptance of
improvements
by City
Council
Prior to
acceptance of
improvements
by City
Council
SOURCE
PW
PW
PW
PW
NO,
CONDITION TEXT
RESP.
AGENCY
sidewalk within the public service easement, or
placed in landscape areas and screened from public
View, unless otherwise approved by the City
Engineer Conduit shall be under the public sidewalk
within the right of way to allow for street tree
planting. Utility plans showing the location of all
proposed utilities shall be shown on improvement
and landscape plans, and reviewed and approved by
the City Engineer and/or Public Works Director and
Community Development Director pnor to
construction.
126. Undergrounding Existing Electric Transmission PW
Line. The existing 12 KV overhead electrical
transmission line that extends along the south side of
the site shall be placed underground as part of the
project. The Applicant shall coordinate this work
with PG&E and any other affected utility providers.
127 Temporary Fencing. Temporary Construction PW, B
fencing shall be installed along perimeter of all work
under construction to separate the construction
operation from the public. All construction activities
shall be confined to within the fenced area.
Construction materials and/or equipment shall not be
operated or stored outside of the fenced area or within
the public right-of-way unless approved in advance
by the City Engineer/Public Works Director.
128. Construction Hours. Construction and grading PW, B
operations shall be limited to weekdays (Monday
through Friday) and non-City holidays between the
hours of 7.30 a.m. and 5.30 p.m. The
Applicant/Developer may request permission to work
on Saturdays and/or holidays between the hours of
8.30 am and 5.00 pm by submitting a request form to
the City Engineer no later than 5 :00 pm the prior
Wednesday Overtime inspection rates will apply for
all Saturday and/or holiday work.
129 Construction Noise Management PW
Program/Construction Impact Reduction Plan.
Applicant/Developer shall conform to the following
Construction Noise Management
Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce
construction impacts:
a. Off-site truck traffic shall be routed as directly
32
WHEN
REQ'D
Prior to
Prior to PW
acceptance of
improvements
by City
Council
During PW
Construction
and Prior to
issuance of
Occupancy
Permit
During PW
Construction
During PW
Construction
SOURCE
NO.
CONDITION TEXT
as practical to and from the freeway (1-580) to
the job site. Primary route shall be from 1-580
to Hacienda Drive. An Oversized Load
Permit shall be obtained from the City prior to
hauling of any oversized loads on City streets.
b. The construction site shall be watered at
regular intervals during all grading activities.
The frequency of watering should increase if
wind speeds exceed 15 miles per hour.
Watering should include all excavated and
graded areas and material to be transported
off-site. Use recycled or other non-potable
water resources where feasible.
c. Construction equipment shall not be left idling
while not in use.
d. Construction equipment shall be fitted with
noise muffling devices.
e. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a
daily basis.
f. Excavation haul trucks shall use tarpaulins or
other effective covers.
g. Upon completion of construction, measures
shall be taken to reduce wind eroSIOn.
Replanting and repaving should be completed
as soon as possible.
h. After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using
the following methods: following methods:
1. Inactive portions of the construction site
shall be seeded and watered until grass
growth is evident.
11. Inactive portions of the construction site
shall be seeded and watered until grass
growth is evident.
iii. All portions of the site shall be sufficiently
watered to prevent dust.
IV On-site vehicle speed shall be limited to
15mph.
v Use of petroleum-based palliatives shall
meet the road oil requirements of the Air
Quality District. Non-petroleum based
tackifiers may be required by the City
Engineer
1. The Department of Public Works shall handle
33
RESP.
AGENCY
WHEN
REQ'D
Prior to
SOURCE
NO.
CONDITION TEXT
RESP.
AGENCY
all dust complaints. The City Engineer may
require the services of an air quality consultant
to advise the City on the severity of the dust
problem and additional ways to mitigate impact
on residents, including temporarily halting
project construction. Dust concerns III
adjoining communities as well as the City of
Dublin shall be addressed. Control measures
shall be related to wind conditions. Air quality
monitoring of PM levels shall be provided as
required by the City Engineer
I. Construction interference with regional non-
project traffic shall be minimized by.
I. Scheduling receipt of construction
materials to non-peak travel periods.
II. Routing construction traffic through areas
of least impact sensitivity
iii. Routing construction traffic to minimIze
construction interference with regional
non-project traffic movement.
IV Limiting lane closures and detours to off-
peak travel periods.
v Providing ride-share incentives for
contractor and subcontractor personnel.
J Emissions control of on-site equipment shall
be minimized through a routine mandatory
program oflow-emissions tune-ups.
130. Damage/Repairs. The Applicant/Developer shall be PW
responsible for the repair of any damaged pavement,
curb & gutter, sidewalk, or other public street facility
resulting from construction activities associated with
the development ofthe project.
131 Address Numbering System. After the map records B, F
but before Building Permits are issued, the
Applicant/Developer shall propose address numbers
for each building based on the address grid utilized
within Alameda County and available from the
Dublin Building Official. The addressing scheme is
subject to review and approval by the City and other
interested outside agencIes. Signs shall be
prominently displayed that identify all addresses
within the development. Addresses are required on
the front and rear of each building. Retail building
requires address ranges to be posted on the street side
34
WHEN
REQ'D
Prior to.
SOURCE
Prior to PW
acceptance of
improvements
by City
Council
Prior to PW
issuance of
Building
Permits
NO.
CONDITION TEXT
RESP.
AGENCY
132.
of each building, or as otherwise required by the
Building Official and Fire Marshal.
Fire Hydrants. The Applicant/Developer shall PW, F
construct all new fire hydrants in accordance with the
ACFD and City of Dublin requirements. Final
location of fire hydrants shall be approved by the
ACFD in accordance with current standards. Raised
blue reflectorized traffic markers shall be epoxied to
the center ofthe street opposite each hydrant.
Graffiti. The Applicant/Developer and/or building PD
tenant( s) shall keep the site clear of graffiti vandalism
on a regular and continuous basis. Graffiti resistant
paint for the structures and film for windows or glass
shall be used whenever possible.
Covenants, Conditions and Restrictions (CC&Rs). PW, PL,
An Owners Association shall be formed by ADM
recordation of a declaration of Covenants,
Conditions, and Restrictions to govern use and
maintenance of common areas and facilities. Said
declaration shall set forth the name of the association,
ownership of the private parking lots, the restrictions
on the use or enjoyment of any portion of the private
parking lots for maintenance and/or access, and the
bylaws, rules and regulations of the Association.
Prior to recordation, said CC&R document shall be
reviewed by the City for compliance with this
Condition.
133
134
The CC&Rs shall address the following:
I The CC&Rs shall ensure that there is adequate
provision for the maintenance, in good repair
and on a regular basis, of all commonly
owned facilities. In the event that any area
falls into a state of disrepair or fails to meet
the Performance Standards established by the
CC&R's, the City will have the right but not
the obligation to take corrective measures and
bill the Association for the cost of such repair
and corrective maintenance work plus City
overhead. The Declaration shall specify that,
as it pertains to the maintenance of the above-
listed items, it cannot be amended without the
consent of the City
2. Private parking lots shall be posted III
accordance with California Vehicle Code
35
WHEN
REQ'D
Prior to
Prior to
issuance of
Occupancy
Permits
On-going
Prior to
Occupancy of
First Building
SOURCE
PW
PW
PW
NO.
CONDITION TEXT
RESP.
AGENCY
Section 22658, Sections 1 and 2.
135
The above requirements shall be included III the
project CC&Rs.
Occupancy Permit Requirements. Prior to issuance PW, PL, B
of an Occupancy Permit, the physical condition of the
project site shall meet minimum health and safety
standards including, but not limited to the following:
136.
a. The streets and walkways providing access to
each building shall be complete, as
determined by the City Engineer, to allow for
safe, unobstructed pedestrian and vehicle
access to and from the site.
b. All traffic control devices on streets providing
access to the site shall be in place and fully
functional.
c. All street name signs and address numbers for
streets providing access to the buildings shall
be in place and visible.
d. Lighting for the streets and site shall be
adequate for safety and security. All
streetlights on streets providing access to the
buildings shall be energized and functioning.
Exterior lighting shall be provided for
building entrances/exits and pedestrian
walkways. Security lighting shall be provided
as required by Dublin Police.
e. All construction equipment, materials, or on-
going work shall be separated from the public
by use of fencing, barricades, caution ribbon,
or other means approved by the City Engineer
f. All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
g. All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) shall be installed and fully
functional.
Trash Enclosure/Garbage Area. The proposed PW, PL
trash enclosure shall be architecturally designed to be
compatible with the building. The enclosure shall
have a roof constructed of materials that are
architecturally compatible with the building. The
doors must be designed with self-closing gates that
can be locked closed and can also be held open with
pin locks during loading. All trash bins used for this
36
WHEN
REQ'D
Prior to
Prior to
issuance of
Occupancy
Permit
Prior to
issuance of
Building
Permit and
Ongoing
SOURCE
Standard
PW
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
site shall be maintained within the trash bin
enclosure( s) at all times. An area drain shall be
installed within the trash enclosure with a connection
to the sanitary sewer system. In addition, a hose bib
shall be provided for convenient wash-down of the
trash enclosure.
137 Refuse Collection. The Applicant/Developer shall PW Prior to
provide designated refuse collection areas for the issuance of
project, subject to approval by the appropriate solid Building
waste collection company pnor to approval of Permit
improvement plans. All refuse collection areas shall
be screened from public view and shall have roofs to
protect against rainwater intrusion and floor drains
connected to the sanitary sewer system to collect
runoff from periodic wash down. The refuse
collection service provider shall be consulted to
ensure that adequate space IS provided to
accommodate collection and sorting of putrescible
solid waste as well as source-separated recyclable
materials generated by this project.
138. Abandonment of Wells. Any water wells, cathodic PW Prior to PW
protection well, or exploratory boring on the project issuance of
property must be properly abandoned, backfilled, or Grading
maintained III accordance with applicable /Sitework
groundwater protection ordinances. For additional Permit
information contact Alameda County Flood Control,
Zone 7
139 Environmental Site Assessment. If, during F Prior to PW
construction of the Project, hazardous materials are issuance of
discovered, the Applicant/Developer shall adhere to Occupancy
the requirements of ACDEH, the Fire Marshal, the Permit(s)
City, and/or other applicable agency to mitigate the
hazard before continuing.
140 Required Permits. An encroachment permit from PW,B Various Times PW
the Public Works Department may be required for and Prior to
any work done within the public right-of-way. issuance of
Developer shall obtain all permits required by other Building
agenCIes including, but not limited to Alameda Permit
County Flood Control and Water Conservation
District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans and provide copies
ofthe permits to the Public Works Deoartment.
141 Archaeological Site. If archaeological materials are PL,B During PW
encountered during construction, construction within Construction
37
NO.
CONDITION TEXT
RESP,
AGENCY
100 feet of these materials shall be halted until a
professional Archaeologist who is certified by the
Society of California Archaeology (SCA) or the
Society of Professional Archaeology (SOPA) has had
an opportunity to evaluate the significance of the find
and suggest appropriate mitigation measures.
142. Geographic Information System. The PW
Applicant/Developer shall provide a digital
vectorized file of the "master" files on floppy or CD
of the Improvement Plans to the Public Works
Department and DSRSD Digital raster copies are
not acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format or ESRI
Shapefile format. Drawing units shall be decimal
with the precision of 000. All objects and entities in
layers shall be colored by layer and named in English,
although abbreviations are acceptable. All submitted
drawings shall use the Global Coordinate System of
USA, California, NAD 83 California State Plane,
Zone III, and U.S. foot. Said submittal shall be
acceptable to the City's GIS Coordinator.
143 Public Improvements. All public improvements PW
constructed by Developer and to be dedicated to the
City are hereby identified as "public works" under
Labor Code section 1771 unless the Public Works
Director specifically determines otherwise in writing.
Accordingly, Developer, III constructing such
improvements, shall comply with the Prevailing
Wage Law (Labor Code. Sects. 1720 and following).
144 Plan Consistency. Prior to approval of a building PL, PW
permit or grading!site work plan authorizing
construction on the site, the Applicant shall submit
plans, which are internally consistent, to include the
site plans, landscaping plans, and civil plans.
Proposed placement of streetlights, lighting within
the interior of the site, on/off site civil improvements,
utility improvements, specialized pavement surfaces,
transformers, backflow prevention devices, lighting,
walkways, and bicycle racks shall be shown
consistently on all sets.
145 Overland Flood Easement Abandonment. The PL, PW
project site also contains an overland flood easement
located in the easterly portion of the site. It may be
possible to abandon this easement if it can be
demonstrated that the storm water flows on the site
38
WHEN
REQ'D
Prior to:
Prior to PW
acceptance of
improvements
by City
Council
Prior to PW
acceptance of
improvements
by City
Council
Prior to PL
issuance of a
grading!
sitework or
building permit
SOURCE
Prior to PL. PW
issuance of a
grading!
sitework or
building permit
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to.
can be contained in the existing 20 foot wide storm
drain easement in the event the 84" storm drain
becomes plugged. If this cannot be demonstrated, or
alternative means for abandomuent of this easement
be accepted, Building 401, which clips a small corner
of the easement, will require an adjustment to address
this issue.
146. Martinelli Way Driveway Revisions. The driveway PW Prior to PW,PL
opening into the small parking courts in front of issuance of a
Buildings 101 and 201 shall be 30 feet. grading!
sitework or
building permit
147. Division of Tenant Space. The applicant shall be PL, PW, B Continuing PL
required to obtain approval from the Community
Development Department for dividing internal tenant
soace after initial occuoancy
PASSED, APPROVED AND ADOPTED this 215t day of March 2006 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Mayor
ATTEST:
City Clerk
G IPA#\2005\05-043 Emerald Place Lifestyle Retail C.enter\CC\."\farcn21 meeting\] 10 06 Draft CC Resolution doc
39
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EMERALD
PLACE
SDR
DUBLIN, CALIFORNIA
RECEIVED
SUBMITTAL #2 - ADDENDUM #4 - 2006-03-21
MAR 1 1 2006
DUBLIN PLANNING
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EMERALD PLACE
PRELIMINARY
LIGHTING FIXTURE
CUT SHEETS
July 29, 2005
Attachment 4
RECEIVED
AUG 0 9 2005
QIUIIM .. PU' J 11IIIQ
PAoS-.0--\3
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KIM UGHTING
Type:
Job:
Catalog number:
AR
The Archetype@
revision 3/17/03 . ar.pdf
Approvals:
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MIll,. Fixture
I
Electrical Module
Finish
Options
I See pages 3-4
Optional
Vertical
Sliptltter Mount
See page 5
Date:
Page: 1 of 5
Seepage 2
Select pole from Kim Pole Catalog. If pole is provided by others indicate 0.0. for arm fitting.
<fq~~~: @
Hubbell
Lighting, Inc.
Housing: One piece low copper (less than .6%) die-cast aluminum
alloy with integral cooling ribs over the optical chamber and electrical
compartment. Solid barrier wall separates optical and electrical
compartments. Double-thick wall with gussets on the support-arm
mounting end. Housing forms a half cylinder with 550 front face plane
providing a recess to allow a tlush single-latch detail. All hardware is
stainless steel or electro-zinc plated steel.
Lens Frame: One piece low copper (less than .6%) die-cast
aluminum alloy lens frame with r minimum depth around the gasket
flange. Integral hinges with stainless steel pins provide no-tool
mounting and removal from housing. Single die-cast aluminum
cam-Iatch provides positive locking and sealing of the optical chamber
by a one piece extruded and vulcanized silicone gasket. Clear 3A6~ thick
tempered glass lens retained by eight steel clips with full silicone
gasketing around the perimeter.
Reflector Module: Specular Alzak" optical segments are rigidly
mounted within a die-cast aluminum enclosure that attaches to the
housing as a one-piece module. Reflector module is field rotatable in
900 increments. HPS and PMH sockets are porcelain 4KV pulse rated
mogul base, MH sockets are porcelain mogul base, pin-oriented, with
molded silicone lamp stabilizer. All reflector modules are factory
prewired with quick-disconnect plug and include silicone seal at the
penetration of the internal barrier wall in the luminaire housing.
Electrical Module: All electrical components are Ul and CSA
recognized, mounted on a single plate and factory prewired with
quick-disconnect plugs. Electrical module attaches to housing with
no-tool hinges and latches, accessible by opening the lens frame only.
All ballasts are high power factor rated -20'F starting.
Support Ann: One piece extruded aluminum with internal bolt guides
and fully radiussed top and bottom. Luminaire-to-pole attachment is by
internal draw bolts, and includes a pole reinforcing plate with wire strain
relief. Arm is circular cut for specified round pole.
Optional Wall Mounting: Fixture mounted to poured concrete walls
only. A modified support arm is provided with side access to allow field
splices within the arm. A wall embedment bracket is provided to accept
draw bolts, and a trim plate covers the wall-embedded Junction Box.
All wall mount components are finished to match the fixture.
NOTE: Junction Box in wall must provide adequate fixture support.
SeeNECsections370-13, 17 and 410-14, 16.
Finish: Super TGIC thermoset polyester powder coat paint, 2.5 mil
nominal thickness, applied over a chromate conversion coating; 2500
hour salt spray test endurance rating. Standard colors are Black, Dark
Bronze, Light Gray, Platinum Silver, or White. Custom colors are
available and subject to additional charges, minimum quantities and
longer lead times. Consult representative.
Certification: Ullisted to U.5. and Canadian safety standards for wet
locations. Fixture manufacturer shall employ a quality program that is
certified to meet the ISO 9001.2000 standard.
CAUTION: Fixtures must be grounded in accordance with local codes
or the National Electrical Code. Failure to do so may result in serious
personal injury.
Specifications
150 to 400 watt
Mogul Base Lamps
Maximum Fixture weight (400HPS) = 45 Ib
i8"1
@imr -1-
r-- 22Yi-=-----j
~OJ Tl6" D
Arm
cross-section
@2003 KIM UGHTlNG INC.. P.O. BOX 60080. CITY OF INDUSTRY, CA 91716-0080. TEl; 626/968.5666. FAX: 626/369-2695
5600403076
.
~
KIM UGHTING
Type:
Job:
,~ .."
Mounting
3Y configuration is available
for round poles only.
Fixture
Cat. No. designates fixture
and light distribution.
See the Kim Site/Roadway
Optical Systems Catalog for
detailed information on
reflector design and
appl ication.
Electrical Module
HPS = High Pressure
Sodium
MH = Metal Halide
PMH = Pulse Start
Metal Halide
~
Lamp Lamp Line
Watts Type Volts
400 HPS 277
Finish
Super TGIC powder coat
paint over a chromate
conversion coating.
AR
The Archetype@
revision 3/17/03 . ar.pdf
Page: 2 of 5
Standard Features
Plan View. \. V + Wall Mount
... . . ~ -1
EPA. 1.2 2.4 2.0 3.2 3.2 3.9 n/a
Cat. No.. 01A 02B 02L 03T D3Y 04C 01W
~1!9l 8 8 S ~
Flat Lens .; ,
Light Distribution: Type II Type III Type IV Type V
Forward Throw Square
Full Cutoff Full Cutoff Full Cutoff Fu II Cutoff
Cat. No.. OAR2 OAR3 OAR4 OAR5
'Custom colors subject to additional charges, minimum quantities and extended lead times.
Consult representative. Custom color description:
@2oo3 KIM LIGHTING INC.. P.O. BOX 60080, CITY OF INDUSTRY, CA 91716-0080. TEL: 626/968-5666. FAX: 626/369-2695
5600403076
~
KIM LIGHTING
Type:
Job:
~
rU~..~
Wall Mounting
Cat. No. 1W
Select from Mounting on
page 2.
Photocell Receptacle
Cat. No. D A.25
D No Option
Convex Glass Lens
Cat. No. D CGL
D No Option
Polycarbonale Lens
Cat. No. D LS
D No Option
Optional Features
Fixture mounted to poured concrete walls only. A
modified support arm is provided with side access to
allow field splices within the arm. A wall embedment
bracket (WEB) is provided to accept draw bolts, and a
trim plate covers the wall-embedded Junction Box. All
wall mount components are finished to match the fixture.
Fixture supplied with a fully gasketed receptacle above
the electrical compartment for NEMA base photocell
(by others). For all multiple-fixture pole mountings with
two or three fixtures, one fixture has a receptacle to
operate the others. Four fixtures (250 watt or less) also
require one fixture with a receptacle. Four fixtures
(400 watt) require two fixtures with receptacles.
Mounting (see page 2)
*- Fixture with Photocell Receptacle
5 - slave unit(s)
*--
lA,lW
*1
~s
AR
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Page: 3 of 5
~O, ~ 4Y1
., ~ .
8_ ' , .,...- 10Yl
- ,.,'~ 5'116~
'v~ ~~J
,
Wall mount using wall embedment
bracket - J-box in wall (by others)
~-
Receptacle
2L 3T, 3Y
Allowable wattage per fixture: 150-400W
The 3A6" thick clear convex tempered glass lens replaces
the standard flat glass lens. Provides increased lens
presence and provides a subtle improvement in
uniformity where pole spacing is extreme. Increases
effectiveness of houseside shielding.
Fixture supplied with a one piece vacuum formed, clear,
UV stabilized convex polycarbonate, fully gasketed,
replacing the standard tempered glass lens. 250 watt
maximum. May be used with 400HPS in outdoor
locations where ambient air temperature during fixture
operation will not exceed 850F
CAUTION: Use only when vandal ism is anticipated to
be high. Useful life is limited by UV discoloration from
sunlight and metal halide lamps.
~
*_s
2B
sms
~*~
s~s
*)
s'bs
4C
150-250W
4C
400W
2W~~
Convex Glass Lens
@-+~
Polycarbonate Lens
@2003 KIM LIGHTING INC.. P.O. BOX 60080, CITY OF INDUSTRY, CA 91716-0080. TEL 626/968-5666. FAX: 626/369.2695
5600403076
~
KIM LlGHT.G
Type:
Job:
Houseside Shield
Cat. No. (See right)
::J No Option
Tamper-Resistant Latch
Cat. No. ::J TL
::J No Option
Horizontal Slipfitter Mount
Cat. No. ::J HSF
::J No Option
Special Options for
Street Lighting
Cat. No. (See right)
Optional Features
(Types II, III, and IV only). Fixtures with the standard
flat glass lens are available with stamped aluminum
louvers that pass streets ide light and block houseside
light, and a blackened panel added to the refledor to
reduce houseside refledions. Fixtures with the optional
convex glass lens are avai lable with a formed
aluminum shield that passes streetside light and blocks
houseside light, and a black anodized panel added to
the refledor to reduce houseside refledions. Use with
clear lamps only, as coated lamps reduce effediveness.
Cat. No.
::JHS
AR
The Archetype@
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Page: 4 of 5
~~
~ ~
HS
for flat lens
HSC
for convex lens or
polycarbonate lens
Recommended for use with clear lamps only Effectiveness is reduced for coated
lamps. Not for use with Type V light distributions.
For use with all fixtures with convex glass lens. Not for use with Type V light
distributions.
Tamper-Resistant Latch
Davit-arm with 2' pipe-size
fixture mount (by others)
~
(1111111!llln~
I
Horizontal Siipfitter
Mount by Kim
Terminal Block: (For field wire connections.!
85AMP, 600V box clamp terminal block mounted to
the housing inside the eledrical compartment. Accepts
#14-4 wire. Fadory prewired to electrical module
quick-disconned plug.
UTB
::J No Option
Air Filter' Allows for ventilation through the optical
chamber, filtering all air particles above 500 microns.
Multi-layer disc assembly mounted on solid wall Air Filter
between optical compartment and latch cavity.
::JAF
U No Option
Terminal Block
@2003 KIM LIGHTING INC.. P.O. BOX 60080. CITY OF INDUSTRY, CA 91716-0080. TEL: 626/968-5666. FAX: 626/369-2695
5600403076
::JHSC
Standard die-cast latch is provided with a captive 10-32
stainless steel flat socket-head screw to prevent
unauthorized opening.
NOTE: Required only for vandal protedion in locations
where fixtures can be reached by unauthorized persons.
Replaces standard mounting arm with a slipfitter which
allows fixture to be mounted to a horizontal pole
davit-arm with 2' pipe-size mounting end (2%' 0.0.1.
Cast aluminum clamp-type slipfitter with set screw
anti-rotation lock. Bolts to housing from inside the
electrical compartment using mounting holes for the
standard support arm. Davit-arm must be field drilled at
a set screw location to insure against fixture rotation.
Finished to match fixture.
~
KIM LIGHTING
Type:
Job:
"'",
Vertical Slipfitter Mounts
Cat. No. includes Mounting
Cat. No. (See right)
D No Option
Optional Features
Allows fixture with standard support arm to be
mounted to poles having a 2' pipe-size tenon
(2%' 0 D x 4Y2' min length) All mounting
configurations can be used (1 A, 2B, 2L, 3T, 3Y, 4C).
4' square or round die-cast aluminum with flush cap,
secured by four %' stainless steel set point alien screws,
finished to match fixture and arm.
NOTE: 3Y only available on round slipfitter.
Cat. No.
DVSF-1A
D VSF-2B
D VSF-2L
D VSF-3T
D VSF-3Y
D VSF-4C
~ ~
0, Stainless gJ.
- steel set-
. screws .
Round
Square
AR
The Archetype@
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Page: 5 of 5
I
Pole with 2' pipe-size
tenon (by others)
Cat. No.
D SVSF-1A
D SVSF-2B
D SVSF-2L
D SVSF-3T
D SVSF-4C
@2003 KIM LIGHTING INC.. p.o. BOX 60080, CITY OF INDUSTRY, CA 91716-0080. TEL: 626/968-5666. FAX: 626/369-2695
I
Vertical
Slipfttter
Mount
by Kim
Mounting Configuration
1 A - single arm mount
2B-2at180'
2L-2at900
3T-3at900
3Y-3at120'
4C-4at90'
5600403076
Info notes
I. Black top shade is provided with black
and charcoal grey finishes.
II. White top shade is provided with
white and natural painted aluminum
D i ffu ser I En c I os u re I G I cflSlishes.
WHITE CUT -OFF Ill. Enclosure is U.V. stabilized
WHITE OPAL polycarbonate. IV, For pole selection,
refer to Pole Guide.
V. The comparable EU version has the
following classification: Ingress
Protection Code: IP6G.
f.\lfJfJ IU~L
Des i 9 n
Alfred Homann
30.4"
.
.
~
....
<Xi
....
Kipp Post emits symmetrical, downward
illumination. The relationship between the
slightly CUl\led design of the top shade and
the calculated distance to the light source
ensures a uniform and wide distribution of
light. The design of the internal diffuser
ensures an optimal and glare free
illumination. The optional opaque diffuser
satisfies cutoff requirements.
Spec f
I Product code
KIP
2
light source
1/100W/MH/ED-17 medium
1/150W/CMH/T-6 G12
1/150W/HPS/ED-17 medium
1/175W/MH/ED-17 medium
1 /200W/A-23/CL medium
1/85W IQL
Fin ish
White, natural painted aluminum, charcoal
grey or black, powder coated.
Mat e ria I
Diffuser: High pressure molded white opal
acrylic or white, spun aluminum. Top
shade: Black or white, injection molded
ASA. Enclosure: Injection molded clear
polycarbonate. Frame: Die cast aluminum.
31
Voltage
1201277V
120V
4
Fin ish
BLK
CHAR. GREY
NAT PAINT. ALU.
WHT
51
6 I
Mounting
Post Top: Mounted on dual round
aluminum (DRA) or round straight
aluminum (RSA) pole.
Weight
Max. 24 Ibs.
Transition
T-DRA-5"-3"
T-RSA-4.5"
to pol e
label
cUl, Wet location. ISEW
www.louispoulsen.com
c
a t
o n
Specification notes:
a. QL variant is provided with 1 20V HF
integral generator and can only be used
with RSA-4.5" pole, b. CMH and HID
variants are provided with in 120/277V
one F-can style ballast to be mounted
in RSA-4.S" or DRA-S" 3" poles. c.
Incandescent variant is only available in
120V.
d. Black. top shade is provided with
black. and charcoal grey finishes, e.
White top shade is provided with white
and natural painted aluminum finishes.
7-2005
Micro Nite Star'. is one of the smallest
landscape lighting fixtures made. As the
popularity of the MR11 lamp grew, the
need for a fully enclosed, architectural-
landscape fixture was recognized. The
Micro Nite Star is made of machined
aluminum and stainless steel materials.
It is finished in a durable, luxurious
polyester powder coating. The MR11
lamp is available in a variety of beam
patterns. This, coupled with the available
optical accessories, makes Micro Nite
Star an economical yet highly designed
lighting instrument.
Features
Tamper proof design.
Completely sealed optical compartment.
Enclosed wireway mounting knuckle
Machined aluminum construction with stainless
steel hardware.
Clear. tempered glass lens, factory sealed.
~ & 4l... Listed with MRll lamps to 20 watts with DC Bayonet base
and with MR8 lamps to 20 watts with G4 Bi-Pin base
For use with remote transformers, see pages 92, 94, and 97
Available in Brass, see page 90.
o
Aluminum
Verde
v
DC Bayonet Base
or G4 Base
MR110rMRa Lamp
STYLE A
Example:
CATALOG NUMBER LOGIC
j . ir"..."
Op1lonalLens
orShl8ldmg
Sarles
Sockal Type
G- G4 Blpln
y. DC Bayonet baoe
Lamp Type
o - By olhers
21 - RN(12W), S' N. Spot (MRll)
2l! - FSS(20W), S' N. Spot (MR11)
23 - FST(20W), 19' SpOl (MAll)
24 . FSV(2OW), 2S' Flood (MAll)
88 - (2OW), 10' Spot (MRIl)
89. (2I1W), 23' Narrow Flood (MR8)
90. (2OW), 42' Flood (MRS)
F a
P
STYLE B
er oat
."
Black
or Satln
B
BLP
WHP
SAP
Wrinkle
BZW
BllN
WHW
Lens type
9 - Ciear (Standard), 10 - Spr&ad, 13. Rectilinear
1/2' Pipe Thread
7
HP21M
CO2™
f .."ll'
AIIftI1ll.lll1B,... ..St.in....SteeI
-..-"!
t4
Integral Ballast
PAR Metal Halide
'f':="'"---..--
.-.-.
4_1Ao.IilLen~:",,::\",;
.".:/)
7'I2IFaceplete~-Y
'h'=~==-
4-\1;0Lens~~ .
,....~..#"1'1'
~1:~~:, '
7-'h'I2lFare~'
~..
S"pogII$38.Jllb"a
~islolJlr,loh~
1--7"""""
..
,
1
14-'b"
1
---~,J,
i" :,7t(
,..:
~'i
-'
....
~
ln1egralBallast
._"T_
o ModUli" Canpontlnl
Constuclion
ItJK L.tloJ!"",nNlj!
I CATALOG NUMBER LOGIC
-, '- OptiLock Housing ~'" Fin<Sh _MO InP\llVoIIllge """"
I I m C [] II II C I I
I
B - HP2 - PAR2035 - TR - 58 - Mil - 11 - 2n - AHIDG
"
I Material
Aluminum (blank)
B Brass
S Stainless Steel
~ Faceplate
HP2 {FluSh}
CO2 (Flange)
C OptiLock
PAR2035 PAR-20 Metal Halide{35W)
PAR3035 PAR-3D Metal Halide(35W)
IJ Housing
TR Integral Ballast
~ lamp
0 By Others
PAR-20
58 (35W) Metal Halide 100 Spot
59 (35W) Metal Halide 300 Flood
PAR-JOl
60 (35W) Metal Halide 100 Spot
61 (35W) Metal Halide 3:)0 Flood
SPEClFlCATlONS
Fixture Housing
Corrosion-free composite, made from high
strength, thermo-formed, sheet molded
IXllyesler compound. Glass reinforced.
flame retardant and UV stabilized. (2)
Bottom-Entry, 'I: NPT female conduit
entries with knockout plugs and (4) side
flats for '~" a 'I: condu~ adapters.
Aiming
Dual axis OptiLock'" stainless steel aiming
bracket rotates 3600and provides vertical
adjustmentupto 16'>(w/oAH)orSOlw/AH)
from nadir. Positive lock: action ensures
opticalorienlation.
Socket
Specification grade ceramic body lamp
holder rated for 4k:V starting pulse.
Medium base, nickel-plated copper alloy
lamp grip and ,screw shell. Corrosion
resIStant CXlil spnng under center contact.
.f:t-K,l,..;>iH"'ftfo,!l4I
II Finish (Fotdetails ooepgs 38 39!
--;,ijumlnum & Brass Faceplil Brass Faceplates
PnwrIF!rCoatCotr Satin WrHde Natural NAT
8n:nze BZP BZW Polished POL
Black BLP aw M+tlquEi"" MIT
I, W~~e,;~:,) ~ WIM' 11.~lnlesSI"'~a""s
Verde _ VER Natural NAT
I See pages SB 39 PojlShed POL
for addjj'onal fin sh cho,ces t Brushed BRU
Cl
Accessory (S.wotupto(2). RllQlMesAccesso,yHoklarj
10 Spread Lens
11 - Honeycomb Baffle
13 - Rectilinear Lens
I:
Input Voltage
120 120 Volt
277 - 277Volt
II
OptiOn(Fordelails......pgs,36 37)
AH Accessory Holder (AccommoCl<ll8s up to 2 M8di9)
CPC Concrete Pour Collar (HP20ni)j
Mat&riaI and FinlsI1 toMalch Faoopate. MaybeRek:llnstel18d
prior/o permanent Install8tion of side (XJIlduit1XXlf/9dors.
DG DomeGlassLens(~$f'1atGIass, NotfJri.tftowrR~
GS Glare Shield'
HD Half Dome'
RG Rock: Guard'
RO Rock Guard with Optical Opening'
HP2 only. Materia! and Fml$i1 to Match Faceplate.
DomeGIaSsLenslnduded.
Ballast Assembly
Class H Insulated, High Power Faclcr-,
Magne~c (120VAC or 277 VAC) Ballast.
~7s~~~'e~i~~~~~aha~re.w'th qUick
Wiring 1 Connectors
~~n~~~i~:a1'togt~f6~OO~ta~~~.
OptiLock:'" and gear tray quick
disCXlnnects. HydroLock~ (P.et. pelld.)
With antl-51phOIl valve (ASVTM) wlreway.
(3) Water-Tight connectors supplied for
line connection. Maximum (21 #10 & (1)
#18. Minimum (1\ #12 & (1) # 6.
Lom
High heat, shock resIStant. tempered 'I.
oorosilicate !lal glass lens. SUitable for
walk<lver and drive-over applications.
...,
High temperature silicone '0' Ring at
facepiate and HydroLock"", (pal pend.)
creates hermetic seal in optical endosure.
For product and photometricll1forrnaoon,
~isil u. online a\w.<wbklighllng com
Anti-siphon valve JASvr"} prevents
''wicking"th!'OJghconuctorinsulation.
Facep'lale
Sojid, 'I,' machined 6061T6 aluminum w~h
(5) black oxided, captive. stainless steel
~gl~~n~I~~r~,~. ma~~~~at~ra~~~~~
solid, 'I,' machined stainless steel.
Finish
All machined aluminum CXlmponents are
first c~ned and sealed in an exclusive (8)
stage, chrome free passivation s)']!tem,
thell finished With a Class 'A' TGIC
polyester powder coalillg. Brass
components are available ill a PQ'Mler coat
flntsh or one d three handcrafted metal
finishes. Stainless steel compqnents are
available in one of three handciafted metal
finishes.
listings . #to
ARL and eSA UsIed. -.e
, >110
"';~:1"
.'5
"'
~.
The Alps Series~ utilizes the PAR38
halogen series of lamps and is rated for
use with lamps up to 250 watts. The
rugged all machined aluminum housing is
designed to withstand the most rugged of
applications. There are eight luxurious
powder coat finishes to choose from. With
three different cap styles and several
different optical accessories, the Alps
Series stands ready for those big lighting
tasks. To make aiming of this larger fixture
as easy as point and shoot and to ensure
the aiming integrity, the Alps Series
incorporates our 360HD'. (Pat. Pend.)
Mounting System with positive 'aim-and-
lock technology' The ACV'. (Pat. Pend.)
Valve System is standard on the Alps
Series to provide protection from internal
condensation contamination.
Features
Tamper proof design.
Completely sealed optical compartment.
Clear, tempered glass lens, factory sealed.
Machined aluminum construction WIth stainless
steel hardware.
AC\/"(Pat. Pend.) Valve System. See page 33.
360HO'" (Pat. Pend.) Mounting System allows vertical to horizontal
and rotational aiming with positive 'aim-and-Iock technology',
provides integral wireway. See page 33.
Medium base lamp holder with 2500 C, 18 ga., wire leads.
~ & <<J. Listed with PAR38 lamps to 250 watts.
For use with 120V, no transformer required.
Example:
Serlea
CATALOG NUMBER LOGIC
AL-O-WHP-9-11-A
T 1
Lamp Type
0- ayotflers
75.90 PAR38/CAPINSP9(90W), 90 N. Spot
76.90 PAR38/CAPISP12(9OW), 120 Spot
77 . 90 PAR38/CAPIFL30(SOW), 300 Flood
78.120 PAR38ICAPINSP10(12OW), 100 N. Spot
79.120 PAR38ICAPIFL30(120Wj, 300 Flood
SO . 120 PAR38ICAPIWFL50(120Wj, 500 W. Flood
Finish
Po .r oat Color
Bronze
Black
lie loss
Aluminum
I.'rde
VER
Lans Type
9 - Clear, 10 - Spread, 13. Recti,near
Shleldlng
11 - Honeycomb Baffle
Cop Style
A ~ 45<>, B ~ 90", C - Flush
I B-K L.IGHTING
STYLE A
OptlonlllLens
or Shielding
(Up 10 Two can
beSpecllled)
ACVTM
(Pat. Pend.)
Valve
STYLE B
21
TEKA
LLUMINATION
Description
Exterior wall mounted luminaire
Materials and Construction
A Cast bronze cop
B Heavy pure copper shade
C. Stainless steel 01 coppel on stainless steel ring baffles
D Solid brass spacers
E. Cast alummum wall plate with pure copper cover
F Heavy pure copper stem - ~<," o. D
G Pure copper gloss retainer wHh clear 9'0% disk
H Clear gloss cylinder
I. Pure copper lampho!der cover
Mounting
Recessed 4" octagonal Wiring bnx
Product Number lamp Rings AA BB CC Finish Option
BWM2046;' NOIu<oIIOOW A 19 51,511. 12" 173/.1" 7%" Brown Pati no
BWM-20 16/ NalurollOOW A I 9 Copper 12" 17Y4" 7%" Brown Pall no
BWM2U66,' Nickel' IOOW A 19 51. Stl. 12" !7h" 71fA" None
BWM-2246 " NoturallOOW A I 9 51. 511. '5" 20" 81/-:/' Blown Palina
BWM-22 I 6 " Nalural IOOW A I 9 Copper IS' 20" 81// Brown Pati no
BWM-2266 / Nickel' IOOW A 19 51. 511. 15" 20" 81/2" NontJ
* Nickel Plate
Options available at additional cost...
A Add suffix BP for brown p:Jtina
Note
U.L. and CUllisted, suitable for wet locations
T-20
Beacon WolI Mount
51;A"
TEKA ILLUMINATION, INC
86 Gibson Rood, #3 Templeiun. Culifornia 93465 1805) 434 3511 Fax (8051 434-3512 VvWW.teka illumination com
@ Copyright TEKfI 2004
([l=[] ~ [g) ~ ~ l!:,)
An__
4427 WET NICHE
MOUNT
LINE VOLTAGE
FOUNTAIN FIXTURE
DESCRIPTION
This heavy duty cast bronze fixture, with stainless steel formed niche, is
designed for "wet niche" type installation in floors or walls of fountain
pools. It is available up to l000W in 120V. Fixture is provided with silicon
lens gasket a minimum of 35' of submersible cord and a water-tight
brass cord entrance seal plus internal epoxy encapsulation. Fixture is
positively locked in niche housing. Niche housing provided with cast
bronze mounting ring, 3/4" NPT conduit entrance and internal/external
grounding lug.
FEATURES & SPECIFICATIONS
FIXTURE HOUSING & DOOR: Heavy wall cast bronze
construction. Natural bronze finish.
NICHE: Stainless steel with cast bronze mounting ring, which has
provisions for positive locking of fixture into position, four ears for tie to
forms or steel structural rods. Pressure grounding lug on interior and
exterior surfaces. Conduit entrance is 3/4" NPT with 3/4" x 1/2" NPT
reducer bushing supplied.
LAMP: 120V, PAR64, 1000W Max. lamp,
SOCKET Mogul prong type with 2000C insulated leads.
LENS: 8 3/8" diameter convex clear tempered heat resistant glass.
Amber, blue, green or red lenses also available.
GASKET Single-piece molded U~shaped silicone.
CORD: Minimum of 35' of #16-3ST submersible rated cord. Cord
entrance is brass, water-tight seal and epoxy encapsulated. Cord
length must be specified.
NOTE: Suf(;cient cord should be coiled in the fixture niche to allow for
the removal of fixture ta above water level for re-Iamping.
FACTORY LEAK TESTED: Fixtures are tested at 10 PSII0.70kg/cm'l
internal pressure while totally submerged in water.
LOW WATER CUT-OFF: Temperature sensing low water cut-off is
standard.
FASTENERS: Stainless steel.
ACCESSORIES: Rock Guard: Cast bronze exterior rock guard
available. Rock guard required on floor mounted fixtures.
LISTING: U,L. C,S.A.
TYPE
PART NUMBER
IP68 ~ . , ,
JOB NAME
~ ~ lamp type Voltage ~ r;;;; ~ Conduit ~ Cc;d lamp Option
NOTE, HYOREL RESERVES THE RIGHT TO MODIFY SPECIFICATION
WITHOUT NOTICE. Any dimension on this sheet is to be assumed as a
reference dimension: 'Used for information purposes only. It does not
govern manufacturing or inspection requirements." (ANSI Y14.5-19731 APPROVALS
t;\ Hydrel is an ISO 9001
~ Certified Manufacturer
~2004 Hydrel
06/05/04
REV1
r-
ID 7/B" I
(276) I
I
I
1
\
\
\
\
13"
(330)
518'
(16)
1--711116"
1- (195)
12881 Bradley Ave
Sylmar, CA 91342
Phone: 818-362-9465
Fax: 818"362-6548
www.hydrBI.com
'elF{] l';P [Q) ~~ lb)
""--
Material
o B Bronze
o SWB Salt
Water
Bronze
120
I VOI;age I
o 120
Lamp Type
o P645001 PAR64 MGEP
o P6410001' PAR64 MGEP
NSP
CLC
I
Lens
o CLC4 Convex
Lens Clear
o eLA Convex
Lens Amber
o CLB Convex
Lens Blue
o CLG Convex
Lens Green
o ClR Convex
Lens Red
OistributionZ.'l
o M FL Med, Flood
o NSP Nar. Spot
o W F L Wide Flood
Notes:
I P641 0001 will be used if no lamp type is chosen.
2 Distribution required only jf lPI is chosen.
3 Not all distributions are available with all lamps, check
lamp manufacturer's specifications.
4 CLC will be used if no lens option is chosen.
5 RG required for flood mounted fixtures.
@2004Hydral
06/05/04
REV 1
IP68 4~ . ~ ~
NM
348 RG CSI.35
LPI
4427 ORDERING INFORMATION
60 Hz Application
Choose the boldface catalog nomenclature that best suits your needs.
I PART NO.
EXAMPLE:
4427 8 P645001
~
o 4427
o RG5 Rock Guard
Mounting
o NM Niche Mt
Lamp
o LPI Lamp
Included
Conduit Entries
o 34B 3/4" NPT
Bottom
Cord Set Length
o CSL__ 35' -120' of cord
available in
5' increments
CSA
I
Option
lli1in9
OCSA Canadian
Standard
Association
e
Hydrel is an ISO 9001
Certified Manufacturer
12881 BradleyAve.
Svlmar,CA91342
Phone:818-362-9465
Fax: 818-362-6548
www.hydrel.com
,
SPECIFIER GUIDE
~L1STEO
PRODUCT
DESCRIPTION
PRODUCT
CODE
EXTERIOR TUBE LIGHT
ROPE LITE
@COPYRIGHT2004
DRAWING NO. CL 1302
RDPELlTE
POWER CONNECTOR
(RLPCI
~
END VIEW
-Ideal for outlining or adding decorative
accent to interior and exterior spaces
. listed for wet location
TO 120V
FLEXIBLE TUBE HOUSING
O,5W INCANDESCENT
LAMPS AT r' SPACING
SINGLE CIRCUIT
CHASE CIRCUIT
OUICK REFERENCE INSTALLATION INSTRUCTIONS
wu
~11
MOUNTING CLIP
(RLMCI
MOUNTING EXTRUSION
(RLME)
1. Screw mount mounting clips or extrusion.
2. Cut Ropelite to length. Make cuts onlv where indicated
with dotted line.
3. Attach end cap at termination of fun.
4. Attach power connector at beginning of run. lOa not power
until installation is complete)
5. Seal end cap and power connector with silicone or other
moisture resistant sealant.
6. Snap Ropelite into clip or extrusion.
7 Connect to power source.
-DRAWING NOT TO SCALE-
SPEClflCATlONS
PRODUCT CODE
LAMP FIELD MAX, RUN
SPACING CIRCUIT CUlTABLE PER CIRCUIT
RL 18
120VO,5W INCANDESCENT LAMP (25.000 HRS RATED lIFEI
1" OIC
STATIC EVERY 18"
150 FT
C
B
G
o
P
R
Y
CLEAR
BLUE
GREEN
ORANGE
PURPLE
RED
YELLOW
RL 36
120VO,5W INCANDESCENT LAMP (25.000 HRS RATED lIFEI
1" OIC
CHASE EVERY 36"
100 FT
EXAMPLE
RL 18
FILL OUT BELOW FOR SUBMITTAL
I-I
H
C
PROJECT
NAME
fiXTURE
SCHED. TYPE
SPECIFIER
COrmlACTOR
QUANTITY
D1SlRIBlJTOR
LENGTHS
REPRESENTATIVE
ClJltJ8ti111[fJl!JDJJJjJ
visit us at
www celestiallighting.com
e-mail
info @ celestiallighting com
14009 Oinard Ave
Santa Fe Springs,
CA 90670
PH 1582)080208811
1800)023303563
FX 15621080202882
SPECIFIER GUIDE
@COPYRIGHT2OO4
ROPELlTE SPLICE CONNECTOR
. RLSC 18 FOR STATIC CIRCUIT
. RLSC ~ 36 FOR CHASE CIRCUIT
~L1STED
PRODUCT
DESCRIPTION
PRODUCT
CODE
ACCESSORIES
ROPE LITE
DRAWING NO. CL 1303
ROPELlTE T - CONNECTOR
. RLTC ~ 18 FOR STATIC CIRCUIT
. RLTC ~ 36 FOR CHASE CIRCUIT
"tIIII!/JjJJ1JJJ)Jj
ROPELlTE y. CONNECTOR
. RLYC. 18 FOR STATIC CIRCUIT
. RLYC ~ 36 FOR CHASE CIRCUIT
RLSC 18
RLSC 36
PROJECT
NAME
FIXTURE
SCHED. TYPE
SPECIFIER
ROPELlTE CHASE CONTROLLER
SL ~ 403
. FOR USE WITH CHASE CIRCUIT ROPELiTE I RL 36 I
. HANDLES 2 RUNS
. MAXIMUM 100 FT, PER RUN
. OFFERS CHASING, FLASHING AND SOUND
ACTIVATION MODES
2"
-DRAWING NOT TO SCALE-
FILL OUT aUANTITlES
RLTC ~ 18
RLTC ~ 36
SL~ 403
RLYC 18
RLYC ~ 36
CONTRACTOR
D1SlRIBUTOR
REPRESENTATlVE
visit us at
www celestial lighting com
e-mail
info @ celestiallighting com
14009 Oinard Ave
Santa Fe Springs,
CA 90670
PH 15621.802.8811
18001.233.3563
FX 1562).802.2882
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APPROACHABILITY FOR THE GENERAL PUBLIC,
SPECIFIC NATURE OF THE PUBLIC ART COMPONENT WILL BE PROVIDED UNDER SEPARATE
SUBMITTAL, AND REVIEWED DURING THE PERMIT SUBMITTAL PHASE OF THE PROJECT.
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pARKItQ' PROVI:lED
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TOTAL TO<
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BUII..OINQ; A.FIEN 137.000 GSF
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CONCEPTUAL UTILITY PLAN
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ORDINANCE NO. 10 - 04
AN ORDINANCE OF THE CITY COUNCll..
OF THE CITY OF DUBLIN
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AMENDING THE ZONING MAP TO REZONE PROPERTY AND
APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN
FOR THE IKEA AND HACIENDA LIFESTYLE CENTER PROJECT
P A 02~034
The Dublin City Council does ordain asfullows:
SECTION 1: Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council fmds as follows.
1. The lKEA and the Hacienda Lifestyle Center (together "Market Place at Hacienda") I'D-
Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a
comprehensive development plan that creates a desirable use of land that is sensitive to
surrounding land uses by virtue of the layout and design ofthe site plan, and uses creative design
and a mix of complementary uses to establish the project as a focal point for the area.
2, Development of the Market Place at Hacienda under the PO-Planned Development zoning will
be harmonious and compatible with existing and future development in the surrounding area in
that the retail use of the site would utilize the close proximity ofI-580 freeway. The land uses and
site plan provide effective transitions to the surrounding development of campus office, retail and
the 1-580 freeway.
B. Pursuant to Sections 8.120.050,A and B of the Dublin Municipal Code, the City Council finds as
follows,
1. The proposed PD-Planned Development zoning for the Market Place at Hacienda will be
harmonious and compatible with existing and potential development in the surrounding area in
that the retail use of the site would utilize the close proximity ofI-580 freeway, The land uses and
site plan provide effective transitions to the surrounding development including adjacent campus
office buildings, 1-580 freeway, and retail uses.
2. The Site is a relatively flat, infill site, with existing infrastructure (including roads, sewer,
storm drain, potable and recycled water, natural gas, and electricity) located immediately adjacent
to the site with no major or unusual physical or topographic constraints and thus is physically
suitable fur the type and intensity of the proposed PO-Planned Development district.
], The proposed PD-Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety and
welfare in that the project will comply with all applicable development regulations and standards
and will implement all adopted mitigation measures.
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Attachment 7
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,4. The PD-PIanned Development zoning is consistent with the Dublin General Plan and Eastern
D1Jblin Specific Plan in that the project includes companion amendments to both plans which
amendments were approved by the City Council in Resolution No. 47-04 on March 16, 2004, and
which amendments proposed the land uses and developmimt plans reflected in the proposed PD-
Planned Development'district.
C. Pursuant to the Ca.lifurnia Environmental Quality Act, the City Council certified a Supplemental EIR
for the Project in Resolution No. 44-04 on March 16, 2004, and also adopted mitigation and alternatives
findings, a Statement of Overriding Considerations and a mitigation monitoring plan, as required to
support approval of the project, including approval of tile PD-Planning Development zoning.
SECTION 2r
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is
amended to rezone the property described below to a Planned Development Zoning District;
27.54 acres generally located south of the future roadway know as Martinelli Way, east of
Amold Road, north ofI-580, and west of Hacienda Drive. (APNs: 986-0005-040).
("the Property"). A map of the rezoning area is shown below:
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Vidnity Map
SECTION 3.
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved.
Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of
the Dublin Municipal Code or its successors.
Stage 1 aDd 2 Development Plan for Market Place at Hacienda
This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance.
This Development Plan meets all the requirements fur a Stage 1 and 2 Development Plan and is adopted
as part of the PD-Planned Development rezoning fur the Market Place at Hacienda, P A 02-034. The
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b. The permitted and conditionally permitted uses fur Areas B. Hacienda Lifestyle Center, will
be as follows:
Permitted Uses:
HomeFurni~hings Store
ClothinglFashion Store.
Office Supply Store.
Home AppliancelElectronics Store.
Gifts/Specialty Store.
Jewelry and Cosmetic Store.
Book Store.
Sporting Goods Store.
Uses similar to the foregoing that sell goods based on price and quality.
Office and service establishments including, but not Iimited to, the funowing:
BanklSavings and Loan.
Real Estateffitle Office.
Travel Agent.
Legal.
Accounting.
Medical and Dental.
Optometrist.
Architect.
Employment Agency.
HairlBeauty Salon.
Cleaner and Dryer.
Fonnal WearlRental
Other Administrative and Professional Office.
Technology Access Center.
Video Rentals.
Commercial School
Eating, drinking and entertainment establishments including, but not limited to, the
following with limited outdoor seating I:
Restaurant (full-service, sit-down) 2
Restaurant (convenience: coffee shop, delicatessen, bakery, ice cream shop,
sandwich shop):2
Wme or Liquor Bar with On-Sale Liquor License.
Micro-Brewery.
Specialty Food.
Conditional Uses:
Community, Religious and Charitable Institutional Facilities.
Public Facilities and Uses.
Veterinary Office.
Animal Sales and Service.
Recycling Center.
Hotel.
Massage establishment (primary or accessory)
Outdoor food vendors (by Zoning Administrator).
Permanent outdoor retail sales not associated with an existing business.
Home Improvement Store.
Dance Floor
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, Sul!ject to Site Dewlopmeot _ Wai_ opProvalby COIlUIlllDity Development Director, if not specifioolly IIJIIllOV"<! tIlrougb ~ Sill: DeveIopmeol
Roviow fur ~ projeot.
'Uader the proposed ....... mix, _ .... wooId _ fur 20,000 _ ft:ct of Boor oreo. Prior to llpJlI'OVing 0 _t improvemcnll City business
lioense for _ _ floor area widlin llacieoda Litcstyle Ccnta, the opplioant sball provide evidcn.. 10 ~ _.._ of the Commuoity
Developmcut DiR:ctorfhat pari<illllovalloblcot the oeoter is odequ... to suppurtadditionol_ u....
Dublin Zoning Ordinance - Applieable Requirements: Except as specifically modified by the
provisions of this PD District RezonelDevelopment Plan, all applicable general requirements and
procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District
Rezone,
2. Stage 1 and 2 Site PJan. See Stage 1 and DP booklet, section VII" sheet Al.O.
3. Site Area, Proposed DensitiesIDevelopment Regulations.
Minimum Lot Size
IKEA(AreaA)
Lifestyle Retail (Area B)
8 Acres
25,000 square feet
Maximum Site Coverage
lKEA (Area A)
Lifestyle Retail (Area B)
55%
35%
lKEA(Area A)
Lifestyle Retail (Area B)
34.6% Blended
46%
23%
Maximum Floor Area Ratio
Maximum Building Area
IKEA (Area A)
Lifestyle Retail (Area B)
454,000 square feet
317,000 square feet
137,000 square feet
Minimum Building- Property Line I
Access Easement Setbaek
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).
Parking Spaces Required:
1,405 Spaces
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lI<EA (Area A)
Lifestyle Retail (Area B)
Minimum Parking- Property Line
Setback
Parking Stall Dimensions Standards
Parking Stall Dimensions Standards,
below building structure (Area A)
Maximum Building Heights:
lKEA (Area A)
Lifestyle Retail (Area B)
Signage
IKEA (Area A)
Lifestyle Retail (Area B)
4. Arebitectund Standards.
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815 Spaces
590 Spaces
5' from property line at public streets and
10' at, property line on main entry road
(Area AI B common property line).
5' at Cal Trans right ofway
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
SO' -6" to top of roof.
54'-0" to top of typical parapet.
70' -0" to top of entry parapet.
Two-story buildings, to top of roof: 50'
One-story buildings, to top of roof: 35'
Pursuant to an approved Master Sign
Program
Pursuant to an approved Master Sign
Program
Area A
Area A will have a modernist design with a European influence. lKEA's stores confurm to a standardized
design concept with the exterior design of each lKEA store based upon simple rectangular funm with a
distinctive store entrance feature. The exterior colors are blue and yellow, to match 'the colors of the flag
of Sweden, the home ofIKEA's thunder and original store. '
The simple furm of the lKEA building is enhanced by the juxtaposition of protruding planes, material
textures, and colors. The building's entry is highlighted by square yellow metal panels forming 8 70' high
angled wall. The main building penetrates through this entry feature and furms a glass wall This 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, DO parking
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garage is necessary. Additional parking is located on the site around the bi1ilding as well. This design
complements the adjacent center with its colors and simple furm.
Area B
An overall architectural theme will be established fur the entire Hacienda Lifestyle Center. 1'he 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 will 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 fur corporate identity architecture. 1'he
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 arclritectural design elements will coordinate with vehicular
and pedestrian signature elements, as wen as landscaping and open space signature features.
The front and side iRcades 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 fucing 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. Individualized storefronts of different
color and style may be utilized, where appropriate. 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
ofthe overall architectural design, such that the view of these areas shall be screened 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.
In order to ensure uniformity throughout the design phase the fullowing specific design guidelines for
Area B are included:
Intent of Design Guidelines
The intent of the Design Guidelines are to regulate site development and to promote flexibility using site
planning criteria specifically fur The Hacienda Lifestyle Center, 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 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 on site shall incorporate consistent, and recurring design elements
using similar building materials, design concepts, landscaping and site llIIlCJlities, 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 overal1 effect intended fur 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 lKEA project; and on the
north and east by Martinelli Way and Hacienda Boulevard respectively. Site access is via Martinelli Way
and the common entry road, lKEA Way.
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Area B Design Guidelines
A Site Development Review. Site development for the Hacienda Lifestyle Center shall be guided by
the following Design Guidelines and applicable sections of the ZQning Ordinance of the City of
Dublin. The Site Development Review Application for this site, shalI address the requirements set
forth in the City of Dublin Zoning Ordinance and shalI provide additional explanatory text and
graphics addressing the fullowing 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 Jinks to the lKEA project to the private walkways between and around buildings.
COllI1eCl:ions between buildings and walk.ways 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 Pian, 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 ail IliIldscape 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;
(8) Lighting Master Plan, including a description of the location and types offixtures;
(9) Master Sign Plan, including the specifications for each type of sign.
(10) A Development Schedule showing date of commencement, anmJal accomplishments,
completion of construction and occupancy dates.
B. Site Desilm: 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.
(I) Front and side yard setbacks shall be fully landscaped;
(2) Major access points shalI be oriented to attractive features of buildings or open space;
(3) Signature Statement: Each site individually shall 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. All 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 all times. Drainage outlets shalI include a sign reading
"No DumpinglFlows into the Bay";
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(5) TrashlR.ecycling Enclosures: Each building shall provide adequate and accessible interior
or exterior enclosures for trash and recycling fucilities. Exterior facilities shall be enclosed
by a ~lid '.VaU and opaque gate six feet in height (minimum) and shall not be located near
any pedestrian access points or outdoor usable open space areas;
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C. Open Space and [.Ilntlscapin~: Open space shall include lIlndor.aping in entries, plazas/courtyards.
parking areas, front and side yard setbacks and other similar uses. Up to two (2) feet of boundary
landscaping (front bmnper overhang) may be counted as "parking area landscaping".
(I) A colIlJOOn lsmrll'l'ape theme and common palette of landscape materials shall be used
throughout The Hacienda Lifestyle Center;
(2) All landscaped areas shall be continuously m!lintained;
(3) Landscape design and maintenance should respond to prevailing water conservation
policies and be compatible with recycled water. The plant materials shall be well suited to
the climate 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 oftbe outdoor area,
given climatic cOlISiderations. These courtyard/plaza areas shall be oriented toward fucal
points and shall allow fur passive uses, such as eating areas, The scale of these areas shall
be pedestrian-friendly and attractive to encourage use;
(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 parking
areas, minimum of 4' clear distance shall be maintained fur 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 fur 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 shall include landscape
strips;
a The landscaped strips shall be:
(i) at least 5 feet wide between the parking area and the north, west and south property
line.
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(u") at least 15 feet between the parking area and other building walls except in areas
designated for truck docking, maneuvering and parking.
(iii)at least 10 feet between the parking area and other building walls except in areas
designated for trock docking, maneuvering and parking.
(iv)At entries, sidewalks shall be incorporated into the landscaped strip. A minimum
of 4 feet clear width shall be maintained ror any sidewalk.
A minimum of one (1) parking lot tree shall be planted for every twenty (20)
parking spaces. Trees shall be distributed throughout the parkiJig areas, shall be of
a variety that offers a substantial shade canopy when mature and shall be a
minimum 11:&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
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part of the construction process for the parking 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.
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The parking 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 5haII be located fur every tweIl!Y (20) parking spaces in a single row.
Signature Statement: In conjunction with the site design and architectural design of
the project, a Landscape I Open Space Statement shall be incorporated. V'lSUlII
identity fur The Hacienda Lifestyle Center as a unique property shall be created.
Unique landscape elements are to be incorporated with the site's overall signature
element.
D. CirculRtion: Access and on-site circulation should allow the movement of vehicles, bicycles and
pedestrians in a safe, efficient and logkal manner.
(1) Entryways: Attractive entryways shan be provided to for vehicles and pedestrians;
(2) Entries should be oriented toward internal or external open space, landscape or
architectural reatures;
(3) Access drives shall be located to orient visitors to the building entries, wherever feasible;
(4) Access drives shall be designed with adjacent lots to provide sufficient automobile
stacking during peak periods of use;
(5) Access drives shall have minimum curb of20 teet;
(6) Distinctive landscape materials and focal elements shall be used at each major entry;
(7) A pedestrian walkway shall link the public sidewalk on each frontage with on-site
pedestrian circulation routes;
(8) 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; and
(9) 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;
E. Architectural Desi=: An overall architectural theme is to be established for the entire site. Through
architectural design, a signature statement can be created to define The Hacienda Lifestyle Center and
make it visually unique to other projects in the vicinity. Ut1H7.ing architectural building materials and
architectural design techniques, The Hacienda Lifestyle Center 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.
(l) The front and side fucades of buildings shall be designed to provide visual interest to
pedestrians and motorists. Front and side building :lilcades shall include sufficient
articulation to prevent long, horizontal elements and uninterrupted walls. Streetfi1cing
facades which also incorporate service uses fur the building will have architectural interest
and be ofa size sufficient to provide space for signage and identification;
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(2) The design of windows, reveals, parapets and other architectural features should promote a
o
visually stimulating and coherent architectural theme. Long stretches of windows shall be
broken up by petpendicular 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 design of entry areas to highlight these
areas.
(4) Rooftop mecbailical equipment shall be screened from view;
(5) Truck docking areas shall be designed as a part of the overall architectural design fur 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;
(6) Storage facilities: Storage facilities shall be architecturally integrated with the main
building design; and '
(7) Outdoor Storage: Outdoor storage of materials is specifically prohibited.
F. Lill:hting and Street Furniture: Lighting shall confurm 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; and
(3) All lighting shall be shielded in a manner that prevents visibility of the light source and
that minimizes glare and light spillover beyond the perimeter of the development.
G. SignAge: 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 unifurm
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.
H. Utilities: Pad-mounted transformers, water mains and other utilities shall be located and screened to
minimize visibility. No structures other then fencing, asphah paving fur parking and J"ntI~aping
shall be located within any portion of the public utility easement tmless authorized subject to an
encroachment permit.
I. Potential Materials:
(I) Colored concrete walks; paver accents;
(2) Concrete seatwalls I Landscape planters;
(3) Glazed tile, stone, metal or wood accents
(4) Plaster I CMU building enclosures;
(5) Canopies of canvas, steel space frames, or other structural elements;
(6) Combination of flat and sloped roofu, Il1lIIl5IU"lis and raised parapets;
(7) Ironwork accents and trellis; and or
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(8) Mixed colored storefronts of varying colors and heights.
5. Phasing Plan. The Project will be constructed in two phases. The IKEA-, Area A site will be
developed first and with development of the Area B site following about a year later.
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AREA A
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6. Master Neighborhood Landscaping PlanlPreliminary Landsalpe PIaB. See Stage 1 and
2 DP booklet, Section VII, SheetsALO, ALOb, LJ.l, LL2, and Offsite CalTrans Planting
Plan.
7. General Plan and Specific PIaB Consistency. The Market Place at Hacienda project
includes a General Plan amendment which modifies General Plan maps and text fur the
project. The project also includes an amendment to the Eastern Dublin Specific Plan to
modify the land use designation. The project PD-:wning and this Stage 1 and 2 Development
Plan shaIl not be effective until the above general plan amendments and specific plan
amendment are approved and effective.
8. Inclusionary Zoning Regulations. The project contains only connnercial uses. The
Inclusionary Zoning Regulations do not regulate non-residential projects.
9. Aerial Photo. See Stage 1 and 2 DP booklet, Section Ill, Page 7
10. Applicable Requirements of Dublin Zoniug Ordinance. Except as specifically provided
in this Stage 1 and 2 Development Plan, the use, development, improvement and
maintenance of the Property shall be governed by the provisions of the Dublin Zoning
Ordinance pursuant to section 8.32.060.C.
11. Statement of compatibility with Stage 1 Development Plan. The Stage 2 portion of this
Development Plan is consistent with the Stage I portion of this Development Plan.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
SECTION S.
This ordinance sball take effect and be enforced thirty (30) days from and after its passage and
after the effective date the IKEA Project General Plan amendment.
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PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this 6th day of
April 2004. by the fullowing ~tes:
AYES:
NOES.
ABSENT:
ABSTAIN:
ATTEST:
~,,~
ity lerk
Councilmembers McCormick, Sbranti and Zika, and Mayor Lockhart
Councilmember Oravetz
None
None
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SUBJECT:
STUDY SESSION: PA 05-043, Site Development Review and Conditional
Use Permit for the Emerald Place Retail Center
Report prepared bY' Rick Tooker, Contract Planner
ATTACHMENTS:
1 Emerald Place project plans submitted for the December 13, 2005
Planning Commission meeting (with colors where available).
2. Emerald Place project plans revised since December 13, 2005
3, Photo of colors/materials board (available for review at the City).
4 Power Point presentation for the January 24, 2006 Planning
Commission Study Session.
5 December 13, 2005 Staff Report,
6. Stage I and 2 Development Plan for the combined IKEA facility and
Hacienda Lifestyle Center (now called "Emerald Place") approved on
April 6, 2004.
RECOMMENDATION:
1 Receive presentation and provide comments.
PROJECT DESCRIPTION:
.
The proposed project is an open air retail center providing a variety of shops, eating places and associated
uses in an integrated space on a 13.08 +/- acre parcel located at the southwest comer of Hacienda Drive
and Martinelli Way The project was originally part of a larger project called "Market Place at
Hacienda," which included a 317,000 square foot home furnishings store proposed by IKEA located in
the western half of the parcel and a 137,000 square foot retail center proposed by Opus West Corporation
located in the eastern half of the parcel. In April 2004, the City Council approved a Site Development
Review (P A 02-034) for the IKEA facility, leaving the easterly portion of the site to be proposed for
future consideration. Blake Hunt Ventures picked up the option to develop the site into a project called
"Emerald Place."
The design of Emerald Place is essentially the same as envisioned by the City Council in April 2004 when
it approved the Planned Development and Stage 1 and 2 Development Plan for the retail center
(Attachment 6), The project includes 140,155 square feet of commercial floor area contained within nine
buildings primarily facing two pedestrian-oriented main streets. The buildings are one-story in height,
with the exception of the two buildings (Buildings 301 and 401) located where the main streets intersect
at the central plaza, which provide a multi-functional, outdoor space with specimen oak trees at each of
the comers along with raised planters, seat walls, enhanced pavement treatment, and a fountain where
people will gather and socialize. The project's architecture combines a variety of materials, textures and
colors intended to provide visual interest in the project and to complement their surroundings. A 70-foot
tall clock tower is located between the central plaza and pedestrian passageway separating Buildings 301
.
COPIES TO: Property Owner/Applicant
File
Page 1 of7
G:\PA#\2Q05\OS-043 Emerald Place Lifestyle Retail Cemer\PCSR Study Session 1_24_06.doc
ITEM NO
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Attachment 8
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and 40 I providing an architectural focal point on the site. Trash areas will be screened with concrete
masonry enclosures containing metal gates and a trellis roof structure. Truck loading areas are recessed in .
most instances back from the primary building plane and gated to help shield their view
Materials on the one-story building elements will include an acid etched stucco finish with cast stone base
and dark aluminum storefront windows. The two-story buildings, which will be constructed with tilt-up
concrete walls, will include a textured bead blast finish and scoring, which will add texture, color and
richness to the walls. (These materials are shown on Attachment 3 to this Staff Report and on a detailed
samples board available at City Hall).
Landscaping is a key component to the project and is integrated throughout the site accenting gateways,
intersections and the central plaza where large (24" box minimum) specimen oak trees will be planted to
provide an immediate impact on the setting. Large trees will also be planted at the entrances to the site
and in the parking area. Perennials, bulbs and grasses are also proposed and the main streets will have
potted plants with annuals, ground covers and trees to include both evergreen and decorative materials.
Green screens or "living walls" are proposed on some of the unrelieved surfaces facing the peripheral
parking areas to reduce their scale and to provide additional color and texture. The landscape plan is
accented with seat walls where people can sit beneath trees, street and sidewalk accent pavement
treatments (e.g. stamped colored concrete at pedestrian walks, raised brick with concrete banding at
crosswalks, and brick accent paving in the street at the central plaza and the secondary plazas). A colored
landscape plan has been provided by the Applicant (Attachment 2) and will be prepared to discuss the
plan at the Planning Commission Study Session,
As submitted, the Applicant will provide a master sign program once the building design has been
approved in the Site Development Review. Signs will be an important component of the project design .
and their location will be carefully considered to ensure viability of the retail center while also providing
sensitivity to the character ofthe buildings. The project plans provide an initial indication of the location
of signs, shown primarily at business entrances, but also located on building walls facing the periphery of
the site where their scale provides filtered views from Hacienda Drive and Martinelli Way through the
tree canopies.
In addition to the required Site Development Review, Planning Commission consideration of the
proposed project includes a Conditional Use Permit for minor changes to the regulations contained in the
Planned Development for the site, including: 1) a 3,155 square foot increase in floor area; 2) an increase
in height to accommodate the 70 foot clock tower; and 3) revisions to the planter width at the base of
buildings adjacent to a parking lot. As provided in the City's Zoning Ordinance (Chapter 8.32), minor
revisions to a Planned Development are allowed through the Conditional Use Pennit process.
BACKGROUND:
Emerald Place was originally scheduled for Planning Commission consideration in December 2005;
however, the item was continued at the request of the Applicant to ensure that any outstanding questions
were addressed in advance of the hearing. Since the December 13, 2005 Staff Report was prepared, the
Applicant and Staff have met to discuss ways to design the Martinelli Way entrance to the retail center in
a manner that ensures vehicles will not queue in the public right.of-way and to provide additional
architectural treatment on some of the buildings, such as on Buildings 101 and 201 at Martinelli Way and .
on Buildings 301 and 401 facing Hacienda Drive,
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uniqueness in design that makes the project interesting, Moreover, the inclusion of the pitched roofs on
Buildings 101 and 201 also tie the project together as compared to the project analyzed in December
2005, The Applicant has pro.vided colored elevations of the revised plan (Attachment 2) and will be
prepared to discuss the changes at the Planning Commission Study Session.
. 5) Architecture at the East Elevations of Buildings 301 and 401 - Buildings 301 and 401 serve as the
backdrop to the central plaza and reflect the type of height and mass that embodies an urban scale, while
also providing an intimate setting for the central plaza. The east elevations of these buildings are
particularly important because they provide the gateway for the primary pedestrian access (called the
"Vista Garden") to the central plaza from the parking field in the easterly portion of the site.
The Applicant proposes to break up these elevations with a textured bead blast finish which provides
multiple colors and richness to the project. A sample is shawn on the color and materials photo
(Attachment 3) and is also available at City Hall for review Additionally, a sample of the material will be
provided at the Planning Commission Study Session. The Applicant also proposes a vegetation screen
that will add texture the east elevation of Buildings 301 and 401 and reduce their scale. Sheet Ll 07 of the
project plans (Attachment 1) illustrates how the vines will attach to the buildings,
Given the importance of these two particular elevations, Staff recommended a condition in the December
2005 Staff Report (below) to ensure that these walls contained sufficient detail to bring down their scale,
It is often difficult to know the final impact of a project from a review of the plans and the recommended
condition afforded the City with an extra measure of protection to ensure that the elevations were not
dominating on the parking area where a significant number of customers would arrive into the retail
center, Staffwas not as concerned about the view from Hacienda Drive, as there were several layers of
landscaping (trees) proposed at the property line with Hacienda Drive and within the interior of the
parking lot.
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F The east elevations of Buildings 301 and 401 should be sufficientzv screenedfi'om view
fi'om the primary parkingfield and Hacienda Drive with trees at the perimeter of the site,
within the parking lot and at the base of the buildings,
The revised project plans prepared by the Applicant since December 13, 2005 provide additional detail of
the east elevation of Buildings 301 and 401 (Attachment 2), This issue will be discussed in greater detail
at the Planning Commission Study Session; however, with the inclusion of scoring and a better illustration
of the bead blast finish on the plans, it appears that this issue has largely been addressed and the afore-
referenced condition may no longer be necessary,
CONCLUSION:
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The Applicant is proposing a unique development for Emerald Place that combines architecture and an
extensive landscaping plan to provide an attractive retail center for residents and visitors alike. Site
improvements for which the Site Development Review and Conditional Use Permit are requested, including
the site plan and building placement, interior network of roads, parking, landscaping, lighting, and other related
plans for the lifestyle retail center, will be compatible with the existing and planned land uses within the
vicinity of the project site and will provide a creative design and mix of complementary uses providing a focal
point for the community The IKEA facility approved by the City Council in April 2004 represents a
significant structure that will actually be reduced in scale by the mix of buildings proposed on the project site
without replicating the size and scale of the adjoining project, but at the same time not ignoring its form and
context. With the revisions proposed since the December 2005 Staff Report was prepared, the issues identified
in the report have been addressed and an opportunity to discuss these and other issues will be provided at the
Planning Commission Study Session.
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RECOMMENDATION:
Staff recommends that the Planning Commission provide Staffwith direction/comments on the proposed
Emerald Place project.
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,/ GENERAL INFORMATION
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APPLICANT:
PROPERTY OWNER.
LOCATION:
ASSESSORS PARCEL
NUMBER.
GENERAL PLAN
DESIGNA nON:
SPECIFIC PLAN
AREA:
EXISTING ZONING
AND LAND USE.
Blake Hunt Ventures
James Wright
411 Hartz Avenue, Suite 200
Danville, CA 94536
Pan Pacific Retail Properties
Joe Tyson
1631-B South Melrose Drive
Vista, CA 92081
Southwest Corner of Hacienda Drive and Martinelli Way
Dublin, CA 94568
986-0033-033
General Commercial
Eastern Dublin Specific Plan
Planned Development (P A 02-034)
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Planning C01nmission
Study Session Minutes
CALL TO ORDER
A special meeting of the City of Dublin Planning Commission was held on Tuesday, January 24, 2006, in
the Council Chambers located at 100 Civic Plaza. Chair Schaub called the meeting to order at 5:05 PM.
ATIENDEES
Present: Chair Schaub; Commissioners Biddle, Fasulkey, King and Wehrenberg; Jeri Ram, Community
Development Director; Chris Foss, Acting Planning Manager; Rick Tooker, Contract Planner; Frank
Navarro, Senior Civil Engineer; Gregory Shreeve, Senior Building Official; and Rhonda Franklin,
Recording Secretary
1.1 Study Session - Emerald Place
Before asking for the staff report, Chair Schaub thanked the Developers for their attendance.
Mr Rick Tooker, Contract Planner, presented the specifics of the project as outlined in the staff
report. He reviewed the minor changes in the project that differed from the plans approved by
the City Council in 2004, Upon completion of his presentation, Mr. Tooker asked if the
Commissioners had any questions.
e Chair Schaub asked if the size of the parking area would remain the same if the Applicants were
to change the mix of standard and compact parking spaces after the project was approved. Mr
Tooker said that a change to the mix of standard and compact parking spaces would result in a
reduction in the total number of spaces on the site.
Cm. Fasulkey asked about the elements that would create the proposed' green screen' on the
Hacienda Drive front of the project. Mr. Tooker described the various elements that would create
th ' ,
e green screen
Cm. Biddle asked about the status of the proposed IKEA project. Mr. Chris Foss, Acting Planning
Manager, stated that IKEA continues to pursue tunding for the project.
Cm. Biddle asked about the status of the property that is further west of the proposed IKEA
project. Mr. Chris Foss stated that there is currently no development scheduled for that area.
Cm. Biddle asked about the status of the property to the north of Martinelli Way. Mr Foss stated
that there is currently no development scheduled for that area.
Cm, Biddle asked if the streets inside the proposed project would be privately owned and Mr
Tooker answered yes.
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Cm. Fasulkey asked if the proposed street names were firm or tentative. Mr, Tooker said that the
proposed street names have not yet been selected.
<Pfanm71g commissum
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ATTACHMENT ~
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Mr. Hans Baldauf, with BCV Architects, presented a detailed description of the project on behalf
of the applicant.
Cm, King requested clarification of the term 'Emerald Paseo' Mr Baldauf stated that the term
'Paseo' describes a walking street. Cm. Wehrenberg asked if the 'Paseo' area would contain a e
crosswalk. Mr. Baldauf stated that the area would contain a pedestrian-only pavement section
that would lead into the plaza.
Mr Ned Smith, with Smith & Smith Landscape Architects, presented a detailed description of the
landscape features of the project.
Cm, Biddle asked how long it would take for the vines on the green screen to fully develop Mr,
Smith answered that the vines would be 8-10 feet tall when the green screen is set up and would
grow 4-5 feet per year.
Chair Schaub asked if trees would line both sides of IKEA Way and Mr. James Wright, Applicant,
with Blake hunt Ventures, said yes.
Cm. King asked if too much landscaping on Hacienda Drive would defeat the view into the
project. Mr. Baldauf stated that the intent is to create a sense of protected space within the project
and to attract people into the ambience of the project.
Cm. Wehrenberg asked if too much landscaping would prevent consumers from being able to
easily navigate the area. Mr. Baldauf stated that signage would be clearly visible to consumers
and, due to traffic queuing times at the entrance of the project, consumers would also be able to
look into the project to identify their destination(s).
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Chair Schaub mentioned that for future projects, he would like the Planning Commission to
anticipate issues for additional projects in close proximity in order to look at the overall scope of
development in Dublin.
Chair Schaub asked how consumers would be expected to drive into the project. Mr. Navarro,
Senior Civil Engineer, stated that consumers would be expected to make a left onto Hacienda
Drive, a left onto Martinelli Way, and a left onto IKEA Way into the main entrance of the project.
Chair Schaub asked if the majority of consumers would use the main entrance or the alternative
entrances. Mr. Navarro stated that most consumers would use the main entrance of the project.
Chair Schaub asked about traffic at the intersection of IKEA Way and Martinelli Way. Mr.
Tooker explained that consumers traveling to lKEA could enter from IKEA Way to the south
entrance of the building. Mr. Chris Foss, Acting Planning Manager, mentioned that consumers
could also enter lKEA from Arnold Drive. Chair Schaub asked if the majority of consumers
would use the Arnold Drive entrance. Mr. Foss stated that the local traffic would probably use
Arnold Drive. Cm. Wehrenberg mentioned that internet map guides could direct consumers
either way based on IKEA's proposed street address.
Chair Schaub asked if there would be street address on IKEA Way Mr. Gregory Shreeve, Senior
Building Official, stated that IKEA Way could have street addresses,
Chair Schaub stated that less traffic on lKEA Way would be better for the project. Cm. Fasulkey _
pointed out that IKEA Way would most likely attract consumers to IKEA. Mr. Foss stated that _
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there have been extensive traffic studies for this project and the necessary infrastructure would be
put in place to accommodate predicted traffic patterns.
Cm. Biddle expressed concerns about the mixing of traffic and pedestrians in the interior parking
area of the project. Mr. Baldauf stated this area promotes the character and vitality of traditional
shopping streets by allowing consumers to park adjacent to the buildings.
Mr Shreeve stated that under the California Building Code, accessible stalls must be located as
close to the front door of the building as possible. He then pointed out the disabled parking
spaces in the area. Mr. Tooker added that about 10 of the 50 parking spaces in that area would be
designated disabled.
Cm, Biddle asked if the alternative entrances and exits to the various buildings would be
available to customers. Mr. Baldauf stated that customer use of the alternative entrances and
exits is not a part of the proposed plan.
Cm. Biddle asked about the number of tenants that would occupy some of the buildings. Mr.
Baldauf stated that the buildings were designed for multiple leasing options.
Cm. King asked if vehicles would drive through the 'Emerald Paseo' area of the project and Mr.
Baldauf said yes. em. King asked if vehicles could to be barred from that area. Mr. Baldauf
stated that this feature is an integral part of the project's design.
Cm. King asked if the Hacienda Crossings pedestrian area could be copied into this project. Mr
Baldauf stated this project was created in similar in spirit to the Hacienda Crossings pedestrian
area.
Cm, Fasulkey asked if the 'Emerald Paseo' area would be wide enough for outdoor seating and
Mr. Baldauf said yes.
Cm, King asked the width of the pedestrian space between the storefronts and the vehicle lanes.
The Applicant stated that the pedestrian space would be 60 feet wide. em. King asked the size of
the fountain. Mr. Smith stated the fountain would be 18 feet across at the base,
Cm. Wehrenberg expressed concerns about the safety of pedestrians in the proposed 'Emerald
Pas eo' area of the project due to the mix of vehicles and pedestrians. She stated that she would
like to see a crosswalk for pedestrians only in that area. Mr. Smith stated that there would be
such a path designated for pedestrians only
Cm, Wehrenberg stated that she likes the water garden feature of the project.
Cm. Biddle asked if the pedestrian crossway to the proposed IKEA would be elevated, Mr
Baldauf stated that the crossway is currently planned to be at grade,
Chair Schaub asked if there was enough flexibility in the project to amend the proposed parking
plans if necessary and Mr. Navarro stated yes.
Chair Schaub briefly mentioned that the subject of compact parking spaces versus standard
parking spaces may be an issue to the City Council.
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Chair Schaub expressed concerns about the green wall feature of the project. He asked what
would happen to the wall vegetation if there was a pause in the water supply Mr. Smith stated
that the green wall system is designed for re-claimed water and is divided into spray and drip
irrigation, He further stated that drought tolerant plants would be used.
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Cm. Fasulkey commended the Architects on their inclusion of Valley Oaks and Coastal Live Oak
trees into the landscaping.
Cm. King expressed concerns about bland views of the buildings facing the City streets. He
expressed satisfaction with the green screen but questioned whether it would completely solve
the problem, He asked if there would be any fences or walls in the project. Mr. Smith stated that
there would be an area of seating walls made of concrete to match the stone on the base of the
buildings. Cm. King stated that he prefers decorative fences rather than concrete fences,
Cm. King asked about the loading zone and utility areas of the project. Mr. Baldauf stated that
the loading docks would be at either end of the buildings and would not be visible from most
elevations of the project.
Cm. Wehrenberg requested that signage be clear and easy to read.
Cm. King pointed out the significance of interior signage and how it could be used to create a
specific character or theme.
Cm. Fasulkey asked if there was a Public Art component to this project. Mr Tooker stated that a
Public Art component is proposed, but the nature of the art is still open to the Applicant,
Chair Schaub suggested that the water tower feature of the project would be a good opportunity .-
to display an artistic design. ..
Cm, Fasulkey asked if there was a dollar figure associated with Public Art. Ms. Ram,
Community Development Director, stated that a Public Art Master Plan is currently being
developed.
The Planning Commissioners thanked Staff and the Developers for putting this Study Session
together.
Hearing no further comments Chair Schaub closed the Study Session at 6:54 PM.
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,Jalluary 24 !()()ii
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AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: Februarv 28, 2006
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SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
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PROJECT DESCRIPTION:
PUBLIC HEARING: P A 05-043, Site Development Review a~
Conditional Use Permit for the Emerald Place Retail Center "
Report prepared by Rick Tooker Contract Planner
1 Resolution recommending that the City Council approve a Site
Development Review and Conditional Use Permit for Emerald Place,
and approve the Findings and Conditions.
2. Reductions ofthe project plans for Emerald Place.
3 Proposed colors and materials palette.
4 Preliminary Lighting Fixtures.
5 Site plan illustrating possible locations for public art.
6. Stage I and 2 Development Plan for the combined IKEA facility and
Retail Center approved on April 6, 2004.
7 January 24,2006 Planning Commission Study Session Staff Report.
8. January 24,2006 Planning Commission Minutes for the Study Session.
1 Receive Staff presentation;
2, Open the public hearing and take testimony from the Applicant and the
public;
3 Close the public hearing and deliberate; and
4 Adopt a Resolution recommending that the City Council approve the
Site Development Review and Conditional Use Permit for Emerald
Place (Attachment I).
BACKGROUND
The project site was originally part of a combined proposal called "Market Place at Hacienda" to develop
the 27-acre site with a 317,000 square foot IKEA home furnishings store and a 137,000 square foot retail
center proposed by Opus West Corporation. In April 2004, the City Council approved a number of
planning actions and entitlements related to the project, including a Stage 1 and 2 Development Plan for
the entire site, and a Site Development Review (PA 02-034) and master sign program for the IKEA
portion of the development, leaving the easterly portion of the site where the retail center was proposed
for future consideration.
The option to develop the retail center has now been picked up by Blake Hunt Ventures, who request
approval ofa Site Development Review and Conditional Use Permit to develop the easterly portion of the
site into the Emerald Place Retail Center The proposed development is essentially the same as the Stage
I and 2 Development Plan approved by the City Council in April 2004, however, minor revisions are
COPIES TO: Property Ownerl Applicant
In-House Distribution
. File
Page 1 of 14
G:\PA#\2U05\05-043 Emerald Place Lifestyle Retail Center\POFeb 28 meeting\PC SR 2-28-06 doc
ITEM NO 8. \
Attachment 9
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proposed, which in accordance with Section 8.32 of the City's Municipal Code may be approved through
the Conditional Use Permit process (discussed below). Although the Emerald Place project shares a
common property boundary and primary access road, it is not part of the lKEA development approved by
the City Council in April 2004
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Planning Commission Study Session
The Emerald Place project was originally scheduled for Planning Commission consideration on December
13, 2005, but was continued at the request of the Applicant to ensure that any outstanding issues were
addressed in advance of the hearing. Prior to the January 24,2006 Planning Commission Study Session,
the Applicant and Staff met to discuss project issues and solutions.
The request for a continuance also provided an opportunity to schedule the project for a Planning
Commission Study Session, which was held on January 24, 2006 (planning Commission Minutes
provided in Attachment 8), At the Study Session, several issues were raised, which are listed below'
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The status of the lKEA project and Alameda County lands near the project site;
Use of the green wall concept at the backs of buildings, particularly Buildings 301 and 401,
The anticipated time the green wall would take to completely cover the facades and its method of
irrigation,
Tree plantings along both sides ofIKEA Way;
The use of trees to reduce the mass and scale of buildings, but also to frame important views of the
paseo and signs on the site;
The potential for pedestrian/vehicular conflicts in the interior ofthe site, how the plaza will be
used, and if flexibility could be provided in the future should changes be necessary to reduce
congestion;
The width of the pas eo and its use as an outdoor seating area;
Use of materials at the seatwalls; .
Providing more clarity at the loading docks, utility doors, refuse areas and rear of buildings;
Integrating the pedestrian circulation with the future master signage program; and
Opportunities for public art, including at the east entry to the paseo,
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Based on the discussion, it appeared that the Planning Commission was generally supportive of the
proposal and, in particular, of the green wall concept as an architectural feature of the proj ect and the use
of trees, including specimen oaks, to reduce the mass and scale of the project.
Proposed Project
The Applicant, James Wright of Blake Hunt Ventures, requests approval of a Site Development Review
and Conditional Use Permit to construct a 140,155 square foot open-air retail center The project IS
located on a generally flat, vacant 13 08+1. acre parcel bounded to the south by the on-ramp to 1-580, to the
east by Hacienda Drive and Hacienda Crossings, and to the north and west by Martinelli Way and IKEA
Way, respectively Consideration of this application includes a Site Development Review (SDR) for the
design of the proposed new structures, circulation plan, on-site parking, landscaping, lighting and site
amenities and a Conditional Use Permit (CUP) for minor changes to the Planned Development for the
property A master sign program will be submitted separately after the City Council takes action on the
SDR and CUP applications.
Emerald Place proposes a collection of specialty retail shops and restaurants with small- and medium-size
tenants organized in a modified city block with a main street running through the center of the project.
Two points of access are proVided, including a primary access at the entry road shared with the future .
IKEA development ("IKEA Way") and a secondary entry driveway connecting directly to Martinelli
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Way As illustrated in the project plans (Attachment 2), vehicles may enter the interior of the site along
retail-oriented esplanades with curbside parking, street trees, lighting, planter pots, benches and special
pavement surfaces at sidewalks, crosswalks and intersections creating a downtown or "main street"
experience. Within the center of the project is a multi-functional outdoor space that serves as a central
plaza with specimen oak trees located at each of the four street comers along with raised planters, seat
walls, enhanced pavement treatment, and a fountain where people can gather and socialize, In addition to
the curbside parking, there are several peripheral parking lots, including the primary parking area
extending from the northeast comer around to the southwest comer of the site, Two smaller parking areas
are located at the entrance to IKEA Way and at a secondary entry driveway connecting directly to
Martinelli Way Total parking on the site is 667 spaces, which is 17 spaces more than the minimum
requirements established in the Planned Development for the property
The 140,155 square feet of commercial floor area will be contained within nine buildings, with the fronts
designed to face the two main streets. These buildings are predominantly one-story in height, except for
the two buildings located to the east end of the central plaza (Buildings 301 and 401), which provide a
backdrop to the plaza. The upper floors of these two buildings represent 23,979 square feet or 17% of the
total floor area on the site. The project's architecture combines a variety of materials, textures and colors
to provide a sleek and clean appearance that will add visual interest to the area without conflicting with
the building design of the future IKEA facility located to the west of Emerald Place across IKEA Way
Building materials will include an acid etched stucco finish with cast stone base and aluminum storefront
windows. The two-story buildings elements will be constructed with tilt-up concrete walls with a
textured bead blast finish, At the pedestrian passage connecting the peripheral parking to the central plaza
(called the "Paseo" and/or "Vista Garden"), building accents will include a clear, natural wood finish with
small pane divided windows and a trellis element located above the outdoor seating area. Additional
materials used throughout the retail center include painted metal siding, steel rafters and a standing seam
metal roof on the taller building elements. Some of the building walls facing the parking areas will be
covered with plants, which are intended to climb upward from the building base to the roof parapet
providing a "green screen" and adding texture to the development. Trash areas will be screened with
concrete masonry unit enclosures, metal gates and a trellis structure, and truck unloading areas are
recessed in most instances back from the primary building plane and gated to help shield their view A
70-foot tall clock tower is located between the central plaza and pedestrian passageway at the Vista
Garden providing an architectural focal point to the site.
The landscaping is integrated throughout the site accenting gateways, intersections and the central plaza
where large specimen oak trees (24" box minimum) will be planted providing an immediate impact on the
setting (see Sheet Ll-Ol on the project plans). Additionally, monument plantings with perennials, bulbs
and grasses are proposed at the northeast comer of the site at the intersection of Hacienda Drive and
Martinelli Way and the northwest comer of the site at the entrance to IKEA Way Streets will have potted
plants with annuals, ground covers and trees to include both evergreen and decorative materials, As
described above, green screens or "living walls" are proposed on some of the building walls facing the
peripheral parking areas to reduce their scale and to provide additional color, texture and variety The
landscape plan is accented with seat walls, street and sidewalk accent pavement treatments, such as
stamped colored concrete at pedestrian walks, raised brick with concrete banding at crosswalks, and brick
accent paving in the street at the central plaza and the secondary plazas. A variety of interesting bench
styles, bollards, tree grates and guards, and trash receptacles are also proposed in the plan. Within the
paseo, which connects the peripheral parking area to the east of the project site and the central plaza, is an
outdoor seating area for future restaurants separated from the pedestrian pathway by a railing (as reqmred
by the State Department of Alcoholic Beverage Control). The paseo also contains a meandering water
element with small bridges, rocks and plantings flanked by the large fountain at the central plaza and
smaller fountain at the east end of the entryway (See the project plans attached to this report for additional
detail regarding this project).
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General Plan and East Dublin Specific Plan Conformance
The project site is designated in the City of Dublin's General Plan and Eastern Dublin Specific Plan as
General Commercial, both of which were amended in 2004 for the combined IKEA facility and Retail
Center project. This designation allows for a broad range of general retail commercial uses. The
proposed use of the site as an open air retail center providing a mix of specialty shops, eating places and .
associated uses conforms to the land uses stipulated in these policy documents. As determined by the
City Council in April 2004, the proposed use of the site (including both the IKEA facility and Retail
Center project) would be fiscally beneficial to the City compared to the former office complex approved
on the site in February 2001 This determination was based on a recognition that the new development
would pay for its own infrastructure and required services, thereby minimizing its impact on the
community This determination was also based on the recognition that, with the decline in demand for
office space within the region, development of the site would not be expected prior to 2013, as compared
to proposed commercial retail development which would commence construction in 2006 and be ready
for occupancy by late spring 2007
Planned Development Conformance
The project site is located in the Planned Development district, which is intended to provide for a
comprehensive development that is sensitive to surrounding land uses by virtue of the layout and design
of the site plan. Further, the Planned Development district provides for a creative mix of complementary
uses to establish the project as a focal point for the area. Regulations provided in the Planned
Development for the project site include, but are not limited to, the following: 1) permitted and
conditionally permitted uses; 2) property development regulations, including setbacks, FAR, height limits
and parking requirement; 3) architectural standards and design guidelines; 4) a preliminary site plan of the
project; and 5) other requirements that regulate the improvement and maintenance of the property
The development of Market Place at Hacienda (including both the IKEA development and the former
Retail Center proposed by Opus) was initially reviewed in a Stage 1 and 2 Development Plan approved by .
the City Council in April 2004. At that time the plan called for approximately 137,000 square feet of
retail commercial floor area, up to 15 percent of which could be dedicated to food services. The mix of
allowed land uses was broad, including hOIIie furnishings, apparel and accessories, gifts, books, sporting
goods, and a host of service uses, such as banking, professional, medical and dental offices, and personal
services. Additionally, the Stage 1 and 2 Development Plan provided a site layout that contained the
location and placement of buildings on the parcel, interior network of roads and parking areas, access
points to the public right-of way, architectural design and landscape plan.
As submitted, Emerald Place Retail Center is consistent with the property development and land use
standards approved in P A 02-034 and the Stage 1 and 2 Development Plan for the site. Although the
exact land uses for the site are not yet known by the City (since the Applicant is in negotiations with
many ofthe prospective tenants), the proposed commercial retail and restaurant uses will include small- to
medium-size tenants consistent with the uses permitted in the underlying Planned Development district.
Moreover, the location and placement of buildings on the site, interior circulation and parking are
consistent with the preliminary plans approved by the City Council in April 2004 The changes proposed
in the Emerald Place Retail Center project compared to the project reviewed in April 2004 are minor and
are allowed through the Conditional Use Permit process, provided the City can make the required findings
contained in the Zoning Ordinance (Chapter 8.32). (See discussion below under "Conditional Use
Permit.")
SITE DEVELOPMENT REVIEW;
The intent of the City's Site Development Review process IS
to promote orderly, attractive and .
Page 4 of14
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harmonious development of a property, and to ensure compatibility with surrounding properties and
neighborhoods. This process is also intended to ensure compliance with development regulations and the
requirements of the underlying land use district and to resolve major project-related issues, such as
building location, architectural and landscape design, parking, internal circulation and impacts on the
circulation system within the vicinity of the project. Pursuant to the Zoning Ordinance (Chapter 8,104)
and the Planned Development district regulations for the project site (Ordinance 10-04), Site
Development Review is required for new construction on the subject property
Site Design a/ld Circulation
There are two points of access provided to the two main streets at Emerald Place, IKEA Way provides
two southbound lanes where motorists may turn left (eastbound) onto the main street and travel to the
interior of the site. Alternatively, motorists driving eastbound on Martinelli Way may enter the main
street entrance by turning right (southbound) into the site. It is anticipated that people familiar with the
retail center will drive to the end of IKEA Way and turn left into the peripheral parking lot at the
southwest comer of the property, which is a more direct route to the large parking field, however there are
multiple options on the site to access parking, (See the proposed site plan in Attachment 2.) Pedestrian
accessibility is provided at the perimeter and within the interior of the site by sidewalks that connect the
buildings along the internal streets to the peripheral parking lots. To the extent that pedestrians will travel
between the IKEA facility and Hacienda Crossings, a walkway is provided both through the Emerald
Place east parking lot and along the sidewalk on the south side of Martinelli Way, which are illuminated
during the evenings, Specialized pavement treatments are proposed at several locations within the
development, including the courtyard parking areas at the driveway entrance from Martinelli Way where
integrated colored concrete with decorative unit pavers and banding is proposed; at the north, south and
west esplanades where decorative unit pavers and banding is proposed at the crosswalks; and within the
central plaza where decorative unit pavers and banding is proposed within the roadway and at crosswalks
to form the plaza. The preliminary colors of the pavement treatments are proposed by the Applicant
within the warm grey, tan and brown tones to complement the overall context of the site (i,e. architecture,
materials and building colors) and the surroundings.
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The comers of the internal streets are kept as tight as possible to provide an appropriate pedestrian scale,
while also providing wide turning radii for large fire apparatus, which require access throughout the site
in the case of an emergency Walkways are generally broad, ranging between 12 to 15 feet at building
frontages along the main streets (sidewalks adjacent IKEA Way and Martinelli Way will be 8 feet and
secondary walks for emergency exits are 4 feet), Landscaped median strips are provided along the main
streets and a flush pavement surface is provided at the central plaza between the pedestrian walkways and
roadway to minimize the appearance of surfaces dedicated to vehicles and to enhance the comfort of
pedestrians. Within the central plaza, bollards are used to demarcate the edge of the walkways at comers
to avoid pedestrian/vehicular conflicts,
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Analysis of Issues Associated with the Site Desig/l and Circulation
There are two areas associated with the site design and circulation plan that have changed from the plan's
last review by the City Council in April 2004 as part of the Stage I and 2 Development Plan (Attachment
6). One proposed change, located in the northwesterly portion of the site, is minor and includes
reconfiguring some of the parking spaces closest to Martinelli Way A second change, which has visual
implications to the project, is located at the Martinelli Way entrance to Emerald Place. In this location,
the distance between Buildings 101 and 201 has been increased and two parking courts are now proposed
adjacent to the entry drive to serve these buildings. This revised design provides two benefits to the
project, including providing vIsibility of the tenant spaces at the north ends of Buildings 301 and 901 and
providing a place for motorists to turn around while traveling northbound from the central plaza toward
Martinelli Way without having to exit the site and make a U-turn at Martinelli WaylHacienda Drive.
Although Staff was initially concerned that this change would adversely impact the "sense of arrival" to
Page 5 of 14
the retail center that was evident in the original plan, maintaining visibility into the site from Martinelli
Way will help to provide a more inviting entrance and will provide improved economic viability of the
retail center Additionally, Staffs concern relating to vehicles potentially blocking inbound traffic on
Martinelli Way while motorists wait to turn left into the parking courts has been addressed by shifting the
entrances to the parking courts away from Martinelli Way which provide adequate space for queuing. In
all other respects, with the exception of some minor amendments to the plans that can be reconciled .
through Conditions of Approval, such as improved coordination between the civil engineering and
architectural plans, Staff believes that vehicles will be able to efficiently circulate on and off the site
without difficulty and that there will be sufficient access throughout the site for emergency services and
safety of pedestrians and motorists,
Parking
The parking design at Emerald Place is governed by Chapter 8.76 of the Dublin Zoning Ordinance and is
based on the square footage of the gross floor area. As submitted, a 140,155 square foot retail center with
14,822 square feet (11 %) of restaurant space is required to provide a minimum of 650 parking spaces.
Compact parking spaces may be used for up to 35 percent of the total number of spaces provided they are
generally not intermixed with spaces designed for full-sized vehicles and are located in low turnover areas
typically used by employees of the retail center Bicycle racks, as required in the City's Parking
Ordinance, are also required at a minimum ratio of one rack accommodating four bicycles for every 40
parking spaces. Bicycle racks should be located where they will have adequate lighting and public
visibility Parking lots are required to be landscaped with shade trees and perimeter screening (typically 1
tree for every 4 parking spaces). Pedestrian paths are required throughout the parking lot to connect to
public sidewalks and buildings in a safe manner and the parking lot and walkways should be adequately
illuminated,
The Applicant proposes a combination of curbside parking along the main streets and in several
peripheral parking lots at the edge of the retail center. The largest of the parking areas extends from the
northeast comer around to the southwest comer of the site and in three smaller parking areas located at the .
northwest comer of the site and in the two parking courts at the north entrance to the sight at Martinelli
Way Total parking provided on the site is 667 spaces, wluch is 17 spaces more than the minimum
requirements established in the applicable development standards for the property This represents a
parking ratio of 4 63 spaces per 1 ,000 square feet of gross commercial floor area, or I stall per 100 square
feet of restaurant use and 1 stall per 250 square feet ofretail space. Approximately 148 spaces (22%) will
be for compact vehicles, which is well below the 35 percent allowed in the Planned Development
regulations for the site. These compact spaces are generally aggregated along the southerly border of the
site facing 1-580 and along IKEA Way at the southeast comer of the site, Approximately 16 spaces will
be accessible and will be located closest to the entrances to buildings and contain proper signage.
Analysis of Issues Associated With Parking
The City's Zoning Ordinance allows up to 35 percent of parking stalls on the site to be designed for
compact vehicles, subject to approval through the Site Development Review process, This would allow
233 compact spaces, which far exceeds the Applicant's proposal to construct 148 compact spaces (22%)
on the site. However, according to a review of the project plans by Omni-Means dated October 21, 2005
which was commissioned by the City to primarily study the site's circulation, particularly at Martinelli
Way, Omni-Means recommended that the retail project should typically not exceed 20 percent compact
spaces, or in this instance 120 spaces. The basis for this recommendation is for the high turnover of space
in a retail center and the habit for motorists who will park wherever spaces are available regardless of the
size of their vehicles. The difference between the proposed number of compact spaces in the project and
the number identified as desirable by Omni-Means is quite small (representing 28 spaces) However, if
the applicant were required to revise the plans to provide no more than 20 percent compact spaces .
consistent with Omni-Means' recommendation, the total number of parking spaces on the site (667)
Page 6 of 14
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would likely be reduced. Presently, the applicant has designed 17 more parking spaces in the project than
are required by the Zoning Ordinance, and Staff believes that maintaining the existing number of parking
spaces is more important than replacing 28 compact spaces with standard spaces, As an alternative to
redesigning the parking lot and losing spaces, Staff recommends Condition of Approval #17 in the Draft
Resolution requiring the Applicant to prepare and distribute to all future employees of Emerald Place a
parking map identifying which areas of the parking lot employees are to park. This will provide for
increased efficiency of the standard parking spaces located closer to the businesses for use by customers.
If the Planning Commission believes that the proportion of compact spaces on the site should not exceed
20 percent, the following condition should be added to the Draft Resolution:
The applicant shall be required to revise the parking plan to include no more than 20 percent of the total
number of spaces dedicated to compact vehicles,
Additional Conditions of Approval are included in the attached Draft Resolution (see Conditions 113, 114
and 118) to help ensure compliance with the parking design and associated landscaping standards, as
required in the Zoning Ordinance. These issues include: 1) maintaining landscaping at a height of 30
inches at comers to provide adequate sight lines, 2) providing the required concrete curbs at the border of
landscape and parking areas, and 3) maintaining the minimum required planting area for all trees within
parking lots.
Architectural Design
The proposed design appears to comply with the design objectives and guidelines contained in the
Planned Development for the subject property, as follows:
. 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 idenlification,
. 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,
. Distinctive materials shall be used in the design of entry areas to highlight these areas;
. Rooftop mechanical equipment shall be screened from view;
. Truck docking areas shall 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 site or front of the same building;
. Storage facilities shall be architecturally integrated with the main building design; and
. Outdoor storage of materials is specifically prohibited.
Designing a pedestrian-oriented open air retail center that provides a "main street" experience, while also
integrating with and complementing the future IKEA building located to the west across the shared
primary entry drive presents a significant challenge. This becomes even more challenging when
considering the wide vehicular corridors of 1-580 and Hacienda Drive and peripheral parking areas that
are needed to serve the 140,155 square feet of commercial retail, eating places and associated uses. To
address these issues, Emerald Place proposes buildings that are predominantly one-story in height, except
for the two buildings located at the east end of the central plaza (Buildings 301 and 401), which serve as a
backdrop to this focal point providing an urban scale for the retail center Sleek and clean architectural
Page 70f14
forms and a unique roof design are proposed, and together with the combination of materials, textures and
colors, these will provide visual interest in the project without conflicting with nearby development.
Building materials will include an acid etched stucco finish with cast stone base for the single-story
elements and a cast stone base and textured bead blast finish on the tilt-up concrete walls on the two story
elements. Aluminum storefront windows are proposed on all buildings. Building accents will include a .
clear, natural wood finish with small pane divided windows and a trellis element at the storefronts facing
the paseo which connects the peripheral parking to the central plaza; painted metal siding, steel rafters and
large overhangs; and a standing seam metal roof are provided throughout the site. Some of the building
walls fronting the parking areas will be covered with plants, which are intended to climb upward from the
base to the roof parapet providing a green screen and adding texture to the development. Trash areas will
be screened with concrete masonry unit enclosures with metal gates and a trellis structure. Truck loading
areas will contain roll-up metal doors, which are in many instances recessed well back into the building
and gated to help shield their VIew A 70-foot tall clock tower is located between the central plaza and
pedestrian passageway at the paseo providing an architectural focal point for the project primarily visible
from the site's periphery at IKEA Way, Martinelli Way and Hacienda Drive. There are no areas proposed
for outdoor storage and the rooftop equipment is set into wells below the roof parapet or screened with a
metal enclosure, consistent with the Planned Development regulations for the subject property
The proposed color palette selected by the Applicant shows concrete walkways in a buff color to match
the building, crosswalks at intersections will be grey pavers, the central plaza and gateway entrance will
be interlocking pavers in grey and charcoal colors and the Vista Garden will be a combination of buff
pavers and washed aggregate in grey and tan tones. These colors are compatible with the overall context
of the architecture and surroundings. The preliminary building colors include a natural grey base with
tan, brown or terra cotta body and trim. The metal roof material will be a Brandywine color with the
metal accent siding material and wood paneling painted a bronze and red color, respectively Fabric
awnings, window displays and business signage will add individual variety and interest to the buildings at
each tenant space. The City ~oes not know the actual tenants of Emerald Place, as the Applicant .
continues to negotIate with prospective retailers and restaurants. These colors are reflected on a materials
sample board shown in photo provided by the Applicant (Attachment 3) and are available at the City of
Dublin offices for review The Applicant at the public hearing will also present the colors and materials
board.
Analysis of Issues Associated With Design
Since the project was originally scheduled for Planning Commission consideration in December 2005, the
Applicant has revised the plans to address Staff s concerns relating to: 1) providing additional architecture
on Buildings 101 and 201 to integrate with the other buildings on the site; and 2) providing additional
methods to reduce the mass and scale of the rear elevations of Buildings 301 and 401 Specifically,
pitched roof elements have been added to Buildings 101 and 201 at the Martinelli Way entrance similar to
those used at the lKEA Way entrance and within the interior of the site. The east elevations of Buildings
301 and 401 fronting on the east parking lot have also been revised to include scoring on the bead blast
finish, which provides multiple colors and texture to the walls. A sample is shown on the color and
materials photo (Attachment 3) and will be provided at the public hearing, The Applicant also proposes a
living wall that will add colors and texture to the east elevations of Buildings 301 and 401 and reduce
their scale. Sheet Ll 07 of the project plans (Attachment 2) illustrates how the vines will attach to the
buildings,
Open Space and Landscaping
The landscape plan is a significant element of project that helps to tie together the site plan and buildmg
elevations into an integrated unit. At the outer edges of the site, the wide traffic corridors surrounding .
Emerald Place are enhanced by street trees, lighting, tree-lines sidewalks and furnishings to help provide
Page 8 of 14
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scale and character Two pedestrian-oriented esplanades connect IKEA Way and Martinelli Way to the
focal point of the site-the multi-functional central plaza is intended to be a destination point attracting
both residents and visitors alike. The central plaza is anchored by bulb-outs at the street corners, large
specimen oaks and access to natural sunlight. Raised planters, seat walls, specialized pavement treatment
and a water feature help to define the character of this space, In addition to the main streets, the paseo
represents an attractive passageway connecting the central plaza to the perimeter parking areas. The
paseo is flanked by restaurants with outdoor seating on each side and contams a meandering water
element running through the passageway with small bridges, rocks and plantings and fountains on each
end. A variety of interesting bench styles and other elements, such as bollards, tree grates, tree guards,
and trash receptacles, are also proposed in the plan. Opportunity sites for public art are shown, however,
the exact location and nature of art to be incorporated into the project is not yet known at this time. In
response to the Planning Commission's comments during the Study Session, the Applicant has revised the
possible locations for public art to now include at the entry to the paseo between Buildings 301 and 401
and the peripheral parking lot (See Attachment No 5), The Applicant will work with Staff on the exact
location and type of public art (Condition 16),
Several layers of trees are provided between the outer edge of the project site and the building perimeters
that face outward to Martinelli Way, Ikea Way, Hacienda Drive and the 1-580 on-ramp. Deciduous and
evergreen trees provide shadow patterns and planters are designed with ground covers and shrubs.
Vertical vines supports and clinging vines will create a green screen on some of the larger building
elements to reduce their mass and provide visual interest from the perimeter of the site, The gateways to
the site also include many of the same planting treatments, such as perennials, bulbs and grasses.
Similarly, along the main streets and passageways between the parking areas and interior spaces at
Emerald Place are potted plants, flowering street trees for color, annuals, ground covers and vines. All
landscaped areas will be watered by an automatic Irrigation system, wlllch could accommodate recycled
water Plant sizes will vary depending on their location (See the project plans attached to this report for
additional information regarding the landscape design and site furnishings on Sheets Ll-Ol through Ll-
08).
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Staff Analysis of Landscape Plan
The proposed design appears to comply with the open space and landscape objectives and guidelines
contained in the Planned Development for the subject property There are approximately 600 trees
proposed on the site, which represents approximately one tree for each parking space. Landscaped islands
are designed between rows of parking stalls and in the main street esplanades, which will be planted with
trees, shrubs and groundcovers. The layering of trees between the property lines and buildings facing
outward to the parking lot is partIcularly important to help screen the backs of buildings, loading docks
and refuse enclosures, but also to frame views of the passageways to the interior of the site and future
signage. The Applicant will also employ methods during site grading to ensure proper under drainage of
the tree planters, which will allow for maturation of the landscape plan. To the extent that an existing
agreement between Caltrans and the City for landscaping within the edge of the on-ramp to 1-580 can be
incorporated into the plans for perimeter planting at Emerald Place, Condition of Approval #122 in the
Draft Resolution is provided (Attachment 1).
The proposed landscape plan helps to strengthen the linkages along the esplanades into the central plaza
and around the perimeter of the site. Furnishings shown on the landscape plans (Sheets Ll-06 through
Ll-08) include round and rectangular pots, tree guards and grates, benches, trash receptacles and lights.
The style of light post for the pedestrian walkways (See Attachment 4) is consistent with the modem
architectural design or buildings; however, there will be other sources of lighting, including in-grade tree
up lighting, pole-mounted single and double head lights at roadways and in the parking lots, and wall
mounted fixtures (See Attachment 6 and Sheets LT.Ol through LT 11 of the project plans).
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Page 9 of 14
Although there are a few areas on the landscape plan that will need to be revised to comply with the
Planned Development and Zoning Ordinance regulations relating to the site, these issues can be addressed
by Staff through review of the construction documents submitted as part of the building permit
application (i,e, ensuring that all planter islands, landscape strips, sidewalk widths, planter curbing and
planting at the base of buildings meet required minimum dimensions I. Condition of Approval #9 in the .
attached Draft Resolution requires compliance with all Planned Development and Zoning Ordinance
regulations, since there are some areas on the plans that are not fully dimensioned and it will be necessary
to verify these for compliance before a building permit is issued.
Utilities
The Planned Development requires that pad mounted transformers, backflow prevention devices and
similar utilities shall be located and screened to minimize visibility Additionally, the Planned
Development establishes that structures other than fencing, asphalt paving for parking and landscaping
shall not be located within any portion of a public utility easement, unless authorized subject to an
encroachment permit.
Staff Analysis of the Utilities Plan
The project site has a 20-foot wide storm drain easement with an 84" line that extends from the southwest
comer of the site to the relative midpoint of the east property line at Hacienda Drive, Surface elements,
such as parking and landscape islands, are permitted over this easement; however, no buildings are
allowed over the easement. As submitted, the application conforms to this requirement. Additionally, all
surface improvements will provide reasonable access to the storm drain in the event of a need to repair
any drain lines. The placement of shade trees in this area as part of the landscape plan are assumed to be
acceptable, as presented by the Applicant, and any changes to the plan as a result of the storm drain shall
require review and approval by the City
The project site also contains an overland flood easement located in the easterly portion ofthe site. It may .
be possible to abandon this easement if it can be demonstrated that the storm water flows on the site can
be contained in the existing 20-foot wide storm drain easement in the event the 84" storm drain becomes
plugged. If this cannot be demonstrated, or alternative means for abandonment of this easement be
accepted, Building 401 which extends over a small comer of the easement will require an adjustment to
address this issue, as required in Condition of Approval #84.
As noted above under the analysis of the proposed circulation, this project has been designed to provide
its primary access to the shared roadway with the future IKEA facility and with Martinelli Way If the
Emerald Place project assumes a first position to the IKEA project and proposes to open before the other,
all required improvements along IKEA Way, including the tree plantings on both sides of the private
street as presented by the Applicant during the Study Session, and to the curb and gutter along the south
side of Martinelli Way will be completed by the Applicant as part of the project prior to receiving
approval to occupy tenant space on the site.
CONDITIONAL USE PERMIT:
The project proposes minor adjustments to the regulations approved by the City Council in April 2004 as
part of the Planned Development for Market Place at Hacienda (including both the IKEA development
and the original retail center), to include:
A) A 3,155 square foot increase in floor area;
B) An amendment to the allowed height for a 70-foot tall clock tower; and
C) An amendment to the width of the planter area at the base of a building adjacent to a parking area, .
Page 10 of 14
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Section 8.32 of the City's Municipal Code establishes that the City through the Conditional Use Permit
process may approve minor amendments to a Planned Development. Regarding the proposed increase in
floor area on the site, the Stage 1 and 2 Development Plan called for approximately 137,000 square feet of
retail commercial floor area, As submitted, the Emerald Place project would include 140,155 square feet
of retail commercial floor area, This represents a two percent increase compared to the Market Place at
Hacienda project. The actual impact of this increase is reduced when considering the adjoining IKEA site
has proposed a substantial reduction in floor area (317,000 sq ft. to 265,842 sq, ft.). The proposed
increase in floor area also is offset by a reduction III the amount of floor area dedicated to food uses
compared to the original project.
Regarding the proposed amendment in height to accommodate a 70-foot tall clock tower, this height is
similar to the tallest element oftheIKEA facility and will provide an architectural focal point at Emerald
Place. The Planned Development regulations approved in April 2004 were based on preliminary plans
that did not provide the level of detail presented in the Emerald Place project. Therefore, the City could
not have envisioned that the 50-foot height limit to the top of roofs would preclude an architectural
element, such as a clock tower, that helps to provide a focal point to the project. Staff does not believe the
clock tower is out of scale with the site and provides an attractive element within the relative center of the
site,
The proposed change to the size of the planter areas between the parking lot and buildings, which requires
10 feet in one section of the Planned Development and 15 feet in another section, is offset by the layering
the landscaped areas at the building, within the parking areas, and at the property line. This design results
in a greater amount of landscaping between the property line and buildings and is consistent with the
intent of the regulations, Further, if the Applicant were required to provide 10 to 15 feet oflandscaping at
the base of the buildings and provide landscape strips in parking area islands and at the property line,
there would not be sufficient space to provide the required amount of parking on the site,
. SIGNAGE:
The Planned Development for the project site requires the review of a clear, hierarchIcally organized
system of signage to orient users to various destinations within the development. Signs are to conform to
the City's standards and are to be of a uniform style throughout the site, while also allowing specific
tenant identity Signage is intended to complement the site's architectural theme, The submittal materials
provided as part of this application contain some indication of where signs could be located relative to the
overall design of Emerald Place (i.e. at doorways, the rear of buildings facing the parking lot, etc.);
however, the master sign program will be submitted after approval of the Site Development Review and
Conditional Use Permit. This allows the City to focus on the site design, architectural and landscaping
elements of the project proposal. To the extent that issues relating to the possible location of signage,
such as at the entrances to the retail center at lKEA Way and at the northeast comer of the site at
Hacienda Drive and Martinelli Way, are raised during review of the Site Development Review and
Conditional Use Permit, these issues will be incorporated into the desigu of the master sign permit.
Condition of Approval 15 in the Draft Resolution requires approval of a master sign permit by the
Planning Commission prior to receipt of a building permit authorizing construction on the site.
ENVIRONMENTAL REVIEW:
Under the California Environmental Quality Act (CEQA), once an Environmental Impact Report (EIR)
has been certified, no subsequent or supplemental EIR is required for the project unless the lead agency
determines that the following conditions exist:
e
Pagel10f14
1 Substantial changes are proposed in the project which will require major revisions to the previous
EIR due to new significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
2. Substantial changes occur with respect to the circnmstances under which the project is undertaken
which will require major revisions to the previous EIR due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified significant .
effects;
3 New information of substantial importance, which was not known and could not have been known
at the time the previous EIR was certified, shows that the project will have a significant effect not
considered in the previous ErR, will be substantially more severe than shown in the previous EIR,
mitigations or alternatives to the project previously found to be infeasible would in fact be
feasible, or new mitigations measures or alternatives not discussed in the previous EIR would
substantially reduce a significant environmental effect.
As described above, the project proposes an open air retail center providing a variety of specialty shops,
eating places and associated uses in an integrated space, to include site layout, buildings, circulation, on-
site parking, landscaping, lighting and site furnishings. This project was anticipated as part of a
Supplemental EIR certified by the City Council in Resolution 44-04 passed on March 16, 2004 The
proposed Emerald Place project presents no substantial changes that require major revisions to the
previously certified Supplemental EIR, including changes in circumstances as a result of project
modifications that would cause new or more intense significant impacts or new information of substantial
importance that identifies new or more intense significant impacts, Similarly, although there are minor
changes to the Stage 1 and 2 Development Plans approved by the City Council in April 2004 as part of
the Market Place at Hacienda project, to include an increase in floor area of 3,155 square feet, an increase
in height to accommodate a 70 foot clock tower and revisions to the dimensional standards for landscape,
these changes are considered minor and allowable with a Conditional Use Permit, as established by the
City's Zoning Ordinance. Although the proposed project increases floor area on the site by 3,155 square
feet compared to the Market Place at Hacienda project, this is offset by a reduction in floor area dedicated .
to food uses, Therefore, there will be no additional peak hour vehicle trips generated by the project that
analyzed in April 2004.
Therefore, consistent with the provisions of CEQA, a Subsequent or Supplemental EIR is not required as
a component of the review of the Site Development Review and Conditional Use Permit for Emerald
Place, and the Statement of Overriding Conditions adopted as part of the Supplemental EIR remain valid
and effective,
REQUIRED FINDINGS:
The City's Zoning Ordinance establishes that specific findings shall be made in order to approve a Site
Development Review and Conditional Use Permit. These findings generally relate to compliance with
applicable General Plan and Specific Plan policies and Planned Development regulations established for
the site, Further, these findings seek maintenance of the public health, safety and welfare of the
community and ensure that a project fits into the context of its site and surroundings, protects natural
resources and views, and can adequately be served by utilities. The draft Resolution (pages 2 through 3
of Attachment I) lists the findings for approval of the Site Development Review and Conditional Use
Permit for the Emerald Place project,
Staff believes that the City can make these findings to approve the project. Although some changes are
proposed compared to the Stage 1 and 2 Development Plan approved in April 2004, and therefore require
approval of a Conditional Use Permit, Staff believes these changes are minor and can be approved, .
consistent with Zoning Ordinance Chapter 8.32. The proposed increase in floor area of3,155 square feet
Page 12 of 14
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compared to the Market Place at Hacienda project represents a small amount of the total floor area (2%).
The proposed increase in floor area also is offset by a reduction in the amount of floor area dedicated to
food uses compared to the original project Regarding the proposal to construct a clock tower to 70 feet
above grade, the Planned Development district regulations approved in April 2004 were based on
preliminary plans that did not provide the level of detail presented in the Emerald Place project.
Therefore, the City could not have envisioned that the 50-foot height limit to the top of roofs would
preclude building elements, such as a clock tower, that help to provide an architectural focal point to the
project Additionally, changes proposed to the size of the planter areas between the parking lot and
buildings are offset by an extensive landscape plan which includes specimen trees clustered at pedestrian
walks and layering the landscaping from the outer periphery of the site at the property line inward through
the parking lot and at the base of the buildings. This design more effectively provides landscaping and
ensures that sufficIent area is available for parking on the site.
PLANNING COMMISSION ACTION:
Staff requests that the Planning Commission refer its review authority on the Site Development Review
and Conditional Use Permit to the City Council, pursuant to Section 8.96.020 C,3 of the City's Zoning
Ordinance. This recommendation is based on the overall size of this project and the fact that the City
Council reviewed the initial plans in April 2004 as part of the General Plan and Specific Plan
Amendments, Planned Development and Stage I and 2 Development Plan. All comments or requested
changes that the Planning Commission has to the draft Conditions of Approval and/or the project itself
will be forwarded to the City Council.
CONCLUSION:
The proposed project is in conformance with the City's regulations contained in the underlying Planned
Development district for the site (PA 02-034), the City's Zoning Ordinance, and the applicable policies
contained in the Dublin General Plan and Eastern Dublin Specific Plan. Additionally, the site
improvements for which this Site Development Review and Conditional Use Permit are requested,
including the site plan and building placement, interior network of roads, parking, landscaping, lighting,
and other related plans for the lifestyle retail center, are compatible with the existing and planned land
uses within the vicinity of the project site and, as recommended in the attached draft Conditions of
Approval, will provide a creative design and mix of complementary uses providing a focal point for the
community
RECOMMENDATION:
Staff recommends that the Planning Commission: I) Receive Staff presentation; 2) Open the public
hearing and take testimony from the Applicant and the public; 3) Close the public hearing and deliberate;
and 4) Adopt the Resolution recommending that the City Council approve the Site Development Review
and Conditional Use Permit for Emerald Place (Attachment 1).
Page 13 of 14
GENERAL INFORMATION
APPLICANT: Blake Hunt Ventures
James Wright .
411 Hartz Avenue, Suite 200
Danville, CA 94536
PROPERTY OWNER: Pan Pacific Retail Properties
Joe Tyson
1631-B South Melrose Drive
Vista, CA 92081
LOCATION: Southwest Corner of Hacienda Drive and Martinelli Way
Dublin, CA 94568
ASSESSORS PARCEL
NUMBER. 986-0033-033
GENERAL PLAN
DESIGNATION: General Commercial
SPECIFIC PLAN
AREA: Eastern Dublin Specific Plan
EXISTING ZONING
AND LAND USE. Planned Development (P A 02-034)
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Page 14 of 14
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Planning Conunission Minutes
Dr. ~ r'T
.. " ~ .'
1\,.\1
CALL TO ORDER!ROLL CALL
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, February
28, 2006, in the Council Chambers located at 100 Civic Plaza. Chair Schaub called the meeting
to order at 7:03 p.m.
Present: Chair Schaub, Vice Chair Wehrenberg, Commissioners King, Fasulkey, Biddle; Jeri
Ram, Community Development Director; Chris Foss, Acting Planning Manager; Linda Ajello,
Associate Planner; Rick Tooker, Consultant Planner; Frank Navarro, Sr Civil Engineer; and
Rhonda Franklin, Recording Secretary
ADDITIONS OR REVISIONS TO THE AGENDA - NONE
MINUTES OF PREVIOUS MEETINGS
The minutes of January 24, 2006 were approved with a minor amendment.
ORAL COMMUNICATIONS - NONE
CONSENT CALENDAR - NONE
WRITTEN COMMUNICATIONS - NONE
PUBLIC HEARINGS
8.1 Emerald Place - Request for a Site Development Review and Conditional Use
Permit for Emerald Place located at the southwest corner of Hacienda Drive and
Martinelli Way
Chair Schaub asked for the staff report.
Mr Rick Tooker, Consultant Planner, presented the specifics of the project as outlined in the
staff report.
Chair Schaub asked about the amendment to the landscape requirements between the base of
the buildings and the parking areas. Mr Tooker stated that the amendment is intended to give
the Developer flexibility in design.
Chair Schaub pointed out that the Planning Commission attended a Study Session with Staff,
the Applicant and the Developer on January 24, 2006 to discuss the project in detail.
Chair Schaub opened the public hearing.
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Mr. Hans Baldauf, with BCV Architects, presented a description of the project on behalf of the
Applicant.
Chair Schaub asked about the vehicular route consumers would most likely use to enter and
exit the project. Mr Baldauf explained that he was not sure.
Cm. King asked Mr Baldauf to point out Emerald Plaza on the diagram and Mr Baldauf
complied.
Cm. Biddle asked if there would be a plan to create pedestrian walkways at the intersection of
Hacienda Drive and Martinelli Way (south side). Mr Frank Navarro, Senior Civil Engineer,
stated that he did not believe so and further stated that Staff s intention is to keep pedestrian
traffic above Martinelli Way (north side). Cm, Fasulkey asked if it was counterintuitive to not
provide a direct path between Hacienda Crossings and this project. Chair Schaub stated that
the extension of Martinelli Way to the east would be an entrance to Hacienda Crossings and Mr.
Navarro agreed.
Cm. Biddle mentioned that Cm. Wehrenberg, as a member of the Steering Committee for the
Bikeway Master Plan, could look into incorporating bike paths into the project area and Cm.
Wehrenberg agreed.
Chair Schaub reminded Staff that it would be helpful for the Planning Commission to discuss
projects in close proximity to the current project being discussed.
Mr Ned Smith, with Smith & Smith Landscape Architects, presented a description of the
landscape plan of the project.
Cm. Biddle asked about the measurements of the box trees. Mr Smith stated that the largest
would be a 48-inch box, but most would be 24 inches with some measuring 36 inches. Cm.
Biddle asked how large the tree trunk would be for the 4S-inch box tree. Mr Smith stated that a
48-inch box tree would probably be 14-15 feet tall, with a 12-foot canopy
Chair Schaub asked if the landscaping would use recycled water and Mr Smith said yes.
Mr. Baldauf showed two options for the clock tower Chair Schaub commented that the City
Council would appreciate having two options,
Cm. Biddle asked why the potential opportunity for public art has not been defined. Mr
Baldauf stated that this reference is intended to note a commitment by the Developer to provide
public art.
Mr Baldauf asked if it would be appropriate to bring two versions of the clock tower to the City
Council and the Planning Commissioners agreed.
Chair Schaub asked if the extent of the Planning Commission's role in this project would be to
make a recommendation to the City Council. Mr Tooker stated that Staff would like the
Planning Commission to provide feedback on the project and forward its recommendation to
. .
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the City Council. He further stated that Staff would forward the Planning Commission's
feedback to the City Council.
Cm. Biddle asked about the sequencing of the construction on the project. Mr Jerry Hunt, of
Blake Hunt Ventures, stated that he believes construction would start in July or August 2006
and be completed in 12 months. Cm. Biddle asked if the plan was to complete the entire project
in 12 months regardless of occupancy Mr Hunt said yes and further stated that after 12
months stores would begin to open.
Cm. Biddle asked if IKEA Way, up to the west curb line, would be completed within the same
12-month construction span for the project and Mr Baldauf said yes.
Cm. Biddle asked who would be responsible for the construction of Martinelli Way Mr Foss
stated that Martinelli Way is currently under construction and further stated that he believes
Alameda County is responsible for its construction.
Mr Biddle asked about the construction timeline of Martinelli Way Mr Foss stated that
Martinelli Way would be completed before the project is open for business. Cm. Biddle asked if
Martinelli Way would be completed up to the Transit Center. Mr Foss stated that Martinelli
Way would be completed up to Arnold.
Cm. Biddle asked if IKEA would be responsible for IKEA Way beyond the west curb line. Mr
Baldauf stated that he would meet with Statf to discuss the issue of coordinating improvements
required of both the lKEA development and Emerald Place,
Chair Schaub expressed concern about the amount of construction and congestion that would
be in the area of the project when construction begins.
Cm. King stated that he was glad to see a fresh approach to the design of the clock tower He
asked about the entrances into the project from the parking lot adjacent to Hacienda Drive, Mr
Baldauf pointed out the vehicular and pedestrian entrances on the diagram. Chair Schaub
stated that there would be no access into the project from Hacienda Drive and Mr. Baldauf
agreed.
Cm. King expressed concerns that the project appeared to be uninviting and separated from the
rest of the community He further stated that the Hacienda Drive side of the project looks like
the back of the project and does not look like a gateway He complemented the Developer on
the landscape features of the project. Mr. Baldauf stated that the Architects have worked hard
at addressing the issue of how to camouflage the back of the project. He explained that the
design of the roofs of the buildings adjacent to Hacienda Drive is to signal a large outdoor space
within the project. Cm, King stated that he remains unsatisfied with the architecture on the
Hacienda Drive side of the project.
Chair Schaub asked if some type of design element could be added to the blank walls facing
Hacienda Drive. Mr Baldauf stated that he would consider this idea.
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Cm. King asked where the loading and garbage facilities would be. Mr Baldauf pointed out the
areas on the diagram,
Cm. King asked if the Hacienda Crossings pedestrian area could be duplicated in the Emerald
Plaza section of the project. He stated that he is pleased with the Emerald Plaza area of the
project and asked if it would be essential for cars to drive through the area. Mr. Baldauf stated
yes and pointed out the traffic flow elements of the area on the diagram. He stated that traffic
in the area would be necessary to maintain a realistic space. He further stated that traffic could
be restricted in the area during special events, such as Farmer's Markets.
Cm. King asked if any of the buildings would be built specifically for restaurant use and Mr.
Baldauf said yes. Cm. King asked the number of retail establishments being planned for the
project. Mr Baldauf explained that there are several areas being considered. Mr Hunt stated
that they are entitled for 22,000 square feet of restaurant space and pointed out the potential
restaurant locations on the diagram. Cm. King mentioned that areas that tend to generate a
large amount of pedestrian traffic usually have a lot of restaurants,
Cm. Biddle stated that an advantage to Emerald Plaza is the ability to park near the front of the
buildings,
Cm, Biddle clarified that the Planning Commission is not being asked to approve any signage
and Mr Foss agreed. Cm. Biddle stated that he likes the Condition of Approval that designates
the employee parking areas to the south side of the project.
Hearing no further questions, Chair Schaub closed the public hearing.
The Planning Commission asked Staff to discuss some of the Planned Development Standards
of the project. Mr Tooker stated that the Parking Areas section of Ordinance 10-04 actually has
two separate sections that require a landscape strip between the parking area and the building
walls. One section requires 10 feet of landscaping and the other requires 15 feet ot landscaping.
Chair Schaub expressed concern that this Standard was being relinquished to the will of the
Developer Mr Tooker stated that due to the differences in the proximity of each building to
the parking areas, the Applicant is requesting that the Planning Commission recommend to the
City Council approval of a Conditional Use Permit that would allow the Developer to provide
less than 10 or 15 feet and vary the landscaping design for each building.
Chair Schaub asked where in the proposed conditions does it describe this proposal. Mr
Tooker stated that the findings in the Resolution identify exceptions and variations to the
Planned Development. Chair Schaub asked if the exception to the Ordinance is defined in the
conditions. Mr Tooker said no and further stated that if the Planning Commission adopts the
Resolution, the findings in the Resolution would be approved in-lieu of the requirements of the
Planned Development. Chair Schaub asked what if the Planning Commission does not agree
with this. Mr Tooker stated that the Applicant would have to reconsider the design and
provide either 10 or 15 feet of landscaping.
Chair Schaub asked why this is being introduced to the Planning Commission for the first time.
Mr Tooker stated that this issue was addressed in the December 2005 staff report and Study
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Session. He also stated that the Stage 1 and 2 Development Plans approved in April 2004 were
conceptual and unrefined and could not have foreseen the problem that would be created by
requiring 10 to 15 feet of landscaping between the base of the buildings and the parking lot. He
further stated that the plan at that time did not match the Planned Development requirement of
10 to 15 feet of landscaping and that it would be impossible to provide enough parking if this
much landscaping would be required.
Cm. Biddle asked about converting the proposed compact parking spaces to standard parking
spaces. Mr Tooker stated that a reduction in the number of compact spaces would reduce the
total number of parking spaces available. He stated that Staff recommends leaving the number
of compact spaces. Cm. Biddle stated that he prefers that the Applicant keep the maximum
number of regular parking spaces.
In response to a previous question, Mr Tooker stated that the height requirements for the
project are 50 feet for the two-story buildings, and 35 feet for the one-story buildings.
Cm. Fasulkey asked why the findings of the Resolution are written in paragraph format instead
of a format similar to the Conditions of Approval so that the appropriate agency could be
responsible for each finding. Mr Tooker stated that the approved project plans would be
compared against the building permit.
Cm. Fasulkey asked if Condition of Approval #16, Artwork in the Retail Center, would be
subject to the Heritage and Cultural Arts Public Art Master Plan, and whether the clock tower
would be considered public art. Mr Foss stated that the clock tower would not be considered
public art. He further stated that the proposed Public Art Master Plan will consider a fee for
pubic art and that Condition of Approval #8 requires the Applicant to pay any applicable fees
that are in place at the time of the building permit.
Cm. Fasulkey asked if the Planning Commission could make a Condition that requires the
Applicant to pay the art fee according the Public Art Master Plan. Ms. Jeri Ram, Community
Development Director, stated that the Public Art Master Plan has not yet been adopted by the
City Council. Ms. Ram stated that Condition of Approval #16 requires the Applicant to work
with Staff on art in the Retail Center
Cm. Wehrenberg asked if the regular maintenance of all proposed fabric canopies could be
included in Condition of Approval #68 and Mr. Tooker said yes.
Cm. Biddle commented that the Study Session on this project was very helpful.
Cm. Wehrenberg commented that she appreciates Condition of Approval #105 that encourages
a bicycle friendly environment. She further commented that she is pleased overall with the
landscaping plans of the project.
On a motion by Cm. Biddle, seconded by Cm. Wehrenberg, with a suggested amendment to
"add to Conditzon of Approval #68 a requirement that the Applicant shall maintain all building materials
in good condition, including canvas awnings and signs", and by a vote of 4-0-1 with Cm. King
abstaining, the Planning Commission adopted.
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RESOLUTION NO. 06-04
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A SITE DEVELOPMENT
REVIEW AND CONDITIONAL USE PERMIT
FOR THE EMERALD PLACE RETAIL CENTER
P A 05-043
8.2 P A 06-005 Pool, Patio and More - Site Development Review for Pool, Patio and
More located at 6175 Dublin Boulevard,
Chair Schaub asked for the staff report.
Ms. Linda Ajello, Associate Planner, presented the specifics of the project as outlined in the statf
report.
Chair Schaub asked if the project area uses recycled water and Ms. Jeri Ram, Community
Development Director, stated that she did not believe so.
Chair Schaub asked about the landscaped lattice feature of the project. Ms. Ajello stated that the
Conditions of Approval require the Applicant to replenish the landscaping on the lattice.
Cm. King asked if a landscaping design is included in the staff report. Ms. Ajello stated that the
landscaping design is included in the site plan.
Cm, King asked what the back of the building is adjacent to. Mr Chris Foss, Acting Planning
Manager, stated that it was adjacent to the Self Storage facility
Hearing no further questions, Chair Schaub opened the public hearing.
Mr Steve Cohen, Applicant, explained his reasons for requesting approval of the project.
Chair Schaub asked how the half-round element of the building would be replaced. Mr Bob
Remiker, with Remiker Architects, stated that he would be replacing it with a rectangular shape
to offer a shadow line. Chair Schaub asked if the rectangular piece would be made of foam and
Mr Remiker said yes,
Cm. Fasulkey asked about the motivation for changing the architectural style. Mr Cohen stated
that he wants to enhance the design element of the building.
Cm. Wehrenberg asked if the color elevations are depicted in true color and Mr. Remiker said
yes.
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Cm. King suggested that the Applicant should try to conceal the garbage area. Chair Schaub
stated that the garbage area is in the back of the building and is difficult to see from the parking
lot.
Hearing no further questions, Chair Schaub closed the public hearing.
Cm. Wehrenberg asked if regular maintenance of all proposed fabric canopies could be added
to the Conditions of Approval. Chair Schaub commented that the Planning Commission would
like to see this requirement added to future projects that propose fabric canopies or awnings.
Cm. Wehrenberg stated that she would like to add to the Conditions of Approval regular
maintenance of the landscaped lattice. Cm. Fasulkey pointed out that the Landscaping section
of the Conditions of Approval addresses the issue of plant maintenance.
The Planning Commission stated that it would like to see a condition added for the overall
exterior maintenance of building for this project, as well as for future projects.
On a motion by Cm. Biddle, seconded by Cm. Wehrenberg, with a suggested amendment to
"add Condition of Approval #22 - Pmperty Maintenance: The Applicant shall maintain all building
materials in good condition, including canDas awnings and signs, and shall keep the site clear of graffiti
vandalism on a regular and continuous basis", and by a vote of 5-0-0, the Planning Commissioners
unanimously adopted,
RESOLUTION NO. 06-05
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR A FA<;:ADE REMODEL AND
RELATED IMPROVEMENTS FOR POOL, PATIO AND MORE LOCATED AT 6175
DUBLIN BOULEVARD (APN 941-00550-056-04)
P A 06-005
WRITTEN COMMUNICATIONS - NONE
CONSENT CALENDAR - NONE
NEW OR UNFINISHED
Ms. Ram, Community Development Director, congratulated Cm. Biddle on his award for
Citizen of the Year.
OTHER BUSINESS
10.1 Brief INFORMATION ONLY reports from the Planning Commission and/or
Staff, including Committee Reports and Reports by the Planning Commission
related to meetings attended at City Expense (AB 1234).
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The Planning Commission did not have any items to report.
10.2 City's New Travel Policy
Ms. Jeri Ram, Community Development Director, distributed and briefly explained the City's
new Travel Policy to the Planning Commission.
Chair Schaub suggested that a discussion of the Agenda for the 2006 Planners Institute be added
to the agenda for the next Planning Commission meeting.
ADJOURNMENT - The meeting was adjourned at 9:06 PM.
Respectfully submitted,
Planning Commission Chair
ATTEST
Planning Manager
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