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HomeMy WebLinkAbout06-24-2008 PC Study Session Minutes - The Green P la11nil1g C oln1nl'ssion Study Session M1'1lutes CALL TO ORDER A special meeting of the City of Dublin Planning Commission was held on Tuesday, June 24, 2008, in the Council Chambers located at 100 Civic Plaza. Vice Chair Tomlinson called the meeting to order at 5:11 p.m. ATTENDEES Present: Vice Chair Tomlinson; Commissioners Biddle, and Wehrenberg; Mary Jo Wilson, Planning Manager; Kristi Bascom, Consulting Planner; Mark Lander, City Engineer; and Debra LeClair, Recording Secretary. ABSENT: Chair Schaub and Commissioner King 1.1 Study Session - PA 07-019 The Green on Park Place - Site Development Review and Stage 2 Planned Development Rezone. Ms. Kristi Bascom, Consulting Planner, presented the specific~, of the project as outlined in the Staff Report. Ms. Bascom asked for the Commission's comments on the project and answer questions. Cm. Biddle asked if there was any activity for any of the properties adjacent to the project. Ms. Bascom answered there are no current applications at this time. Cm. Wehrenberg asked the Applicants to address, during their presentation, the subject of trash and recycling areas, which buildings would include photovoltaics and what landscaping would cover them, as well as what conditions of approval would be included regarding the Kiosks. Cm. Wehrenberg also was interested in the location of the Italian cypress and poplar trees. Cm. Tomlinson stated he would appreciate the Applicant addressing the issue of the south wall of the Whole Foods building which will be highly visible from Hacienda Drive. He was also interested in how the wind screen will work and the circulation from the Martinelli entrance. Cm. Wehrenberg was also interested in the signage of "The Green", how visible the bottom of the sign will be and what material the leaves will be made of. Jim Wright, Blake-Hunt Ventures, the Applicant gave his presentation and acknowledged the staff's efforts in working with the Applicant including the Building, Fire, Planning, and Public Works Departments. He also acknowledged the design team; Hans Baldauf, BCV Architects; Bill Smith, Smith and Smith Landscape Architects; and Jack Abele with Arrow Sign Company. Q>[annaliJ ('oml11L>sio!l SilJdy Sessi,m 1 :June 24, lOON Mr. Wright stated they did not have a typical presentation but the team is there to listen and answer questions. He continued that they have a movie to show the highlights of the project. He stated their LEED consultant is in the process of having the project LEED pre-certified. He felt the project could be certified silver and would like to make gold the goal. He stated that if the project were built and certified today it would be the first retail center to be LEED certified in the State of California. Mr. Wright stated they have a substantial commitment to landscaping and referenced the mature olive trees that will be included in the project, as well as the landscaping in the public spaces and the architecture of the buildings. Mr. Wright showed the movie. Hans Baldauf, BCV Architects spoke in favor of the project and offered to answer the Commission's questions. Cm. Tomlinson suggested categorizing the questions and discL~ssion in the following categories: circulation, elevations, materials, colors, wind screen, landscaping, signage, kiosks, and mechanics, including recycle bins, etc. Cm. Biddle asked if there was a sequence plan for the project that would indicate what order the buildings would be built, first occupancy and milestone dates. Mr. Wright indicated they intend to build the project simultaneously. They plan to submit their first building permit package in mid November and the second in December with construction to begin in April 2009. He also stated their plan was to have the project open at the same time. CIRCULATION: Cm. Tomlinson was concerned about the entrance from Martb.elli Drive which is the expected primary entrance into the project and the possible congestion there. Mr. Baldauf answered the entrance was designed to be able to be closed off during certain times to make the area a totally pedestrian environment but still allow the car to be part of the project. Mr. Baldauf mentioned that as people become more familiar with the project they will park and come into the project from all the different directions. He mentioned that the Martin~lli Drive entrance will not be the only entrance into the project. Cm. Tomlinson stated one of the concerns the Commission had from the previous study session was the pedestrian access between building 1100 (north west corner) and the main center. Mr. Baldauf responded the design team had discussed moving the building but decided it was important to hold the corner of Martinelli and Arnold. He felt that creating pavement zones through parking lots can cause a false sense of security for pedestrians. Mr. Baldauf stated they could rethink the problem if it is a major concern of the Commi;sion. Cm. Biddle asked if the Applicant was aware of the potential for overflow BART parking and asked if they envision any problems. Mr. Baldauf answerEd it would be a problem if the project were to become an overflow parking lot for BART, but would include that item in their management plan. He mentioned that being close to BART could also be a plus for the project. (p{armillfJ Commission Siudy Session 2 :June 24, ZOOt! Cm. Wehrenberg agreed but stated that pedestrian safety would be something the Commission would look for in the future. ELEV A nONS: Cm. Tomlinson asked to look at the Whole Foods south elevation. He felt it was in important issue because Hacienda Drive is a gateway into Dublin and the south elevation will be what is seen from the overpass of 1-580. Mr. Baldauf agreed and stated it was one of the reasons they placed Whole Foods there and came up with an approach that actually changes the look of the back of the building to resemble the front. He felt the sign on the corner was more sculptural than signage and discussed the design of the sign. He poir.ted out the loading dock on the elevation drawing and stated they tried to create a vocabulary for the loading docks with large metal trellises that will become a sculptural element that protrudes out from behind the concrete walls. He stated they have installed slit windows int,) the concrete to make if feel like light is entering the building. Mr. Baldauf agreed that the view of the project from Hacienda Drive is very important. Cm. Wehrenberg asked about the material for the sign. Mr. Baldauf answered it is a baked on metal paint, raised, away from the wall. She also asked if trucks could damage the structure in the loading dock area. Mr. Baldauf answered that he could im:tall a number of bollards to keep that from happening but nothing had been finalized as yet. SIGN AGE: Cm. Wehrenberg asked about the material for the signs on the east elevation, the night lighting and how the monument sign will be lit. Jack Abele, Arrow Sign Company spoke regarding the signage. He stated the tenant area sign panels will be LED illumination and will use a minimal amount of power. He mentioned the 85 foot monument signs will be seen from 1-580 with exterior lighting for each tenant sign. Cm. Tomlinson asked if the sign would include one tenant on each sign. Mr. Abele answer yes it would include the primary tenants. Cm. Wehrenberg asked what the height was for the current signs in the City. Ms. Bascom answered 75 ft. at Hacienda Crossings. Mr. Abele stated that with their IKEA application they were approved for a 99 ft. sign. He stated the reason for the 85 ft. height is due to the fact that east bound they would be competing with BART station and west bound the visibility is impacted by the overpass on Hacienda Drive and they want to accommodate as many tenants as possible. Cm. Tomlinson stated he liked the signs and the way they have tied the name of the project together. He also felt white on dark is more readable and looks better both day and night. Cm. Wehrenberg asked what kind of lighting would be on the 85 ft. sign. Mr. Abele stated there would be some flood lighting of the structure. Cm. Wehrer.berg asked if the flood lighting would be environmentally friendly vs. LED lighting. Mr. Ab~le answered there are LED spot lights available with minimal power consumption. He added the entire lighted sign would consume less power than a single tenant at Hacienda. (j>{anni7lfl Commission 3 :June 24, Z008 swdy Sess ion Cm. Tomlinson asked the height of the letters on the east devation of building 500. Mr. Baldauf answered the letters would be 10 to 11 feet tall. Cm. Wehrenberg asked the height of the wall. Mr. Baldauf answered the height is 35 or 40 feet tall. There was a discussion regarding the sign elevations, and wall height. Ms. Bascom stated the sign elevations indicate the wall height is approximately 32 feet tall on the back of building 500. Cm. Tomlinson stated he had no problem with the monument sign, and felt it was a creative way to handle a wall. Cm. Biddle asked about the signage at exists and entrances. Mr. Baldauf answered as the site develops the signage might change but there would be directional signs at each entrance. He continued the west entertainment plaza at Martinelli and Arnold was designed as an entrance to the site. He continued that each street has an entrance that is like a front door and the parking groves are associated with ways to access the site. Cm. Tomlinson asked if there would be directional signs within the project. Mr. Baldauf answered there would be an entire signage program for the project. Cm. Biddle felt visibility was helped in having the two-story buildings where they are located. Mr. Baldauf stated the glass tower is an important element in creating that visual key. Cm. Tomlinson asked the Applicant to explain how the wind screen sill work. Mr. Baldauf answered the trellis structure bends down and becomes a wind screen from the top of the trellis all the way down. He stated the wind consultant indicated it was important to baffle the wind and not block it. He continued there is a secondary layer of b'ees to create another buffer, and the projection screen will create the third layer of wind screening. He stated the buildings are lower at the storefronts which also breaks the wind flow. HE continued the basic principle is layers that are permeable and break up the wind. Bill Smith, Smith & Smith Landscaping, spoke regarding the landscaping which is designed to also help break up the wind. Cm. Biddle asked if there was a plan for any children's play areas. Mr. Baldauf answered yes and mentioned the pop-jet fountain in the center would be considered a children's play area. He stated all the areas within the project are designed around families and children and the importance of being able to close off the center drive aisle to vehicle traffic when needed. LANDSCAPING: 'P{olmwfI ('Oi'1lnnssiol'l Siudy Session 4 .June 24, 201M Cm. Wehrenberg asked where the cypress and poplar trees will be planted. Mr. Baldauf answered Poplar trees will be located by Whole Foods and used on a limited basis as accent trees not as a main tree. He stated the poplar trees are predom~nantly used in smaller zones and in areas where there are few storefronts. He continued the design is to have layers of vines on the building with a Cypress tree in some areas where there is limited space. Cm. Wehrenberg asked about the concept of the olive trees and if they will be transported from another location. Mr. Baldauf asked King Leong, Smith and Smith Landscape Architects to explain the olive tree concept. Mr. Leong stated they will be taking mature Olive groves that a nursery would be bulldozing and transplanting the trees to the project site. He stated the trees are approximately 50 years old and 16 to 25 feet tall. Cm. 'Wehrenberg asked if the trees are fruitless. Mr. Leong stated the fruit will be managed by an annual spraying of a product called Florel. He continued this spraying will reduce the fruiting by 98%. He mentioned the nursery owners stated this product is widely used and very effective. He stated there will be some minor fruiting which will be cleaned up through a management program. Cm. Biddle asked how the spray affects the tree to keep it from fruiting. Mr. Leong answered the trees are sprayed as they are flowering which mitigates thE fruiting before it develops. Cm. Wehrenberg asked if the nursery would spray them before they were transplanted or wait until they were at the site. Mr. Leong stated the trees would not be sprayed until they begin to fruit and would be sprayed annually after that. He stated at the present time the nursery is picking the fruit to make olive oil so they would not spray them be::ore they are transplanted. Cm. Wehrenberg asked where they were coming from. Mr. Leong 3nswered a nursery in the Central Valley. MATERIALS AND TRASH: Cm. Wehrenberg asked which building materials are being salvaged. Mr. Baldauf answered they will provide sorting of the materials at the construction site but there is nothing at the site now. He stated that Whole Foods has a formal loading dock. He continued that pad buildings have internal trash rooms but no loading areas. He stated loading areas are projected to be for off hours use and will be converted to parking spaces during business hours. He stated until they are sure of the tenants the trash areas will be a work in progress. Cm. Wehrenberg stated the Commission will be reviewing the trash areas as the proje:t progresses. She felt that trash enclosures in other projects were not built large enough to accommodate a recycling effort. Mr. Baldauf stated the entire project is sustainable and the fact that you can get to the project from BART and accomplish multiple shopping trips at one location. Jim Wright with Blake Hunt Ventures, Applicant stated American Trash Management consulted with the Applicant and gave them the size of the rooms in order to accommodate cardboard bailers, trash compactors and recycling. He stated all the central trash rooms are in the corner buildings. Cm. Wehrenberg was concerned about the small trash areas and felt they were too small to accommodate the entire building. Mr. Wright stated the rooms are 25 feet X 35 feet. Mr. Baldauf stated that instead of looking at trash as trash they are looking at it as product that can be recycled and they can be paid for it. Mr. Baldauf stated there is nothing on the site as yet but the building material choices will be made with San Jose Construction using local sourcing. He continued that the buildings will be 'Pianni7liJ Commission 5 .June 24,2008 Stlufy Session primarily concrete which is an energy consumptive material and will be the wall structure at finish creating a single layer of building material. He stated that stucco buildings have approximately four layers of building material. MECHANICS: Cm. Wehrenberg asked about the ventilation of the buildings. Mr. Baldauf answered they will create a LEED criteria package that will educate the tenants on how to achieve the best use of their space. MATERIALS: Cm. Tomlinson stated he liked the variety with different form finishes and the color pallet. Cm. Wehrenberg felt the colors seemed similar, but felt there were enough other elements to create variations. Cm. Biddle agreed with Cm. Tomlinson. Cm. Tomlinson felt the Applicant had created a wide variety of things with a theme that ties the project together. He also liked that it was designed at the same time creating a cohesive project. Cm. Wehrenberg asked if all the buildings will have photovoltaic (PV) panels. Mr. Baldauf answered there are a number of buildings with PV cornices that make an architectural statement. He stated they are exploring the opportunity of more PV's on the flat roofs. He continued roof space is leased to solar companies and their clients are exploring those alternatives also. He mentioned the metal armatures that come out and over the loading areas which will be used as a structural support system for more PV's. He continued they would like to make PV's part of the building vocabulary but it will be up to the individual tenants as to where they are installed. He also stated their LEED certification is not dependent on PV's but they are researching what could be powered by them. Cm. Tomlinson asked if there would be permeable paveme:1.t in the green area and in the parking lots. Mr. Baldauf pointed out where the permeable pavement is located within the project site. He stated there are bioswales in the parking lot ,md rain gardens on the edges of buildings taking the water runoff. He continued they have tried to use more than one strategy for the water issue. He stated water runoff is one of the most s,~rious aspects of being green. Cm. Wehrenberg asked why they would not want to install permeable pavement throughout the project. Mr. Baldauf answered with permeable pavement throughout truck traffic will be so intense that it will be hard to maintain the parking lots. Cm. Wehrenberg was concerned about the Kiosks at the site. She stated Dublin has not had them in the past and asked if they would be addressed in the conditions of approval. Ms. Bascom stated the conditions of approval will address the locaton, types and number of kiosks. Ms. Bascom asked for direction of the PV roof elements as well as the large metal frames and if the Commission has any questions or concerns regarding them or if they find them acceptable p{onmlliJ Commission 6 .Ju.ne 24,200'\ Study Sessi,m within the design. Cm. Wehrenberg stated she is excited that this retail project is going for LEED certification. She was in support of using the PV as much as possible even as a visible roof element. Cm. Tomlinson commented there are several homes using PV's that are built into their roof panels and residents are used to seeing them. He stated he is in support of both the PV roof elements and the metal trellis's adding to the project as long as they are well implemented. Cm. Biddle and Cm. Wehrenberg agreed. Cm. Tomlinson felt the project is very well done and will be a tremendous asset to the City. He thanked the Applicant for working so well with staff in getting the project done. Ms. Bascom stated the Applicant and their design team has been great to work with, as well as the City's consulting architect, Larry Cannon who helped refine their thoughts on the building architecture and site layouts. Cm. Biddle stated he appreciated the emphasis on the landscaping. Hearing no further comments, Vice Chair Tomlinson adjourned the meeting at 6:50 p.m. IP{anmng Commission Study Session 7 .'June 24, 200S