HomeMy WebLinkAboutMINUTES - 02051985 - T.4 THE "BOARD 'OF SUPERVISORS _OF CONTRA COSTA COUNTY , CALIFORNIA
Adopted this Order on February 59 1985 , by the following vote:
AYES: Supervisors Powers , Schroder , McPeak, Torlakson , Fanden
NOES: None
ABSENT: None
ABSTAIN: None
SUBJECT: Hearing on recommendation of the County Planning
Commission with respect to rezoning application 2597-RZ ,
filed by Robinson , Mills & Williams , (applicants ) and
Station West Associates , (owners ) , to rezone land
in the Pleasant Hill BARTD Station area .
This being the time fixed for hearing on rezoning applica-
tion 2597-RZ filed by Robinson , Mills & Williams , (applicants) , and
Station West Associates , (owners ) , to rezone approximately 3.88
acres from Single Family Residential District (R- 15) and Multiple
Family Residential District (M-17) to Planned Unit District (P- 1 )
and to gain Preliminary Development Plan approval for an office pro-
ject in the Pleasant Hill BARTD Station area; and
Harvey Bragdon , Assistant Director of Planning, described the
property site and advised that an Enviromental Impact Report was pre-
pared for the Pleasant Hill BARTD Station Environs Area Plan, and for
the Specific Plan , and a supplement was prepared for the Redevelopment
Project , and also stated that these would adequately serve for review
of the impacts associated with this project; and
Board members considered the matter , IT IS ORDERED that
rezoning application 2597-RZ and approval of a Preliminary Development
Plan is APPROVED as recommended by the County Planning Commission sub-
ject to conditions imposed by the Planning Commission as set forth in
Exhibit A attached hereto and by reference incorporated herein , and the
Board hereby adopts the Planning Commission' s reasons set forth in its
Resolution number 60- 198 + as its determinations for this decision .
IT IS FURTHER ORDERED that Ordinance number 85-11 giving
effect to the aforesaid rezoning is INTRODUCED , reading waived and
February 19 , is set for adoption of same .
thereby certify fot this to a true anlcorrectcopy of
an action taken and entered on the minutes 0 the
Board of Supervisom on the date shown.
ATTESTED: ;�.- /y jS
PHIL BATCHELOR,C106 of the Board
of Supervisors and County AdnNnistrator
fay .._.,Deputy
Orig Dept: Clerk of the Board
cc:/ Director of Planning
Public Works Director
County Assessor
County Counsel
Contra Costa County Fire
Protection District
Robinson , Mills & Williams
Station West Associates
CONDITIONS OF APPROVAL FOR 2597-RZ:
1. This application is based upon the following exhibits subject to the following
conditions:
a) Exhibit A - Site Plan (no scale reduced plan) as amended by Exhibit B.
b) Exhibit B- Proposed revision on-site circulation, received October 20, 1983.
c) Exhibit C - Preliminary Grading.
d) Exhibit D - Building Plans - Level 2-6 Office.
e) Exhibit E - Elevations.
f) Exhibit F - Sections.
g) Exhibit G - Building Enclosure.
h) Exhibit H - Sections at Plaza.
2. Approval is based on the aforesaid exhibits, and following conditions, however the
development is subject to further review and approval at the Final Development Plan
application stage. The Pleasant Hill BART Station Specific plan shall serve as-the
basis for all review and it may be that additional requirements, conditions and/or
modifications may be specified following-further review.
3. This approval is limited to a maximum of 253,584 gross square feet and 243,576 net
square feet of office and is conditioned upon adoption of a Specific Plan Amendment
allowing for transfer of FAR which would allow the development to achieve the
maximum square footage allowed by this approval. Should the amendment not be
approved to allow such additional acquisition of FAR this approval will be considered
voided and the applicant required to submit a new application with fewer square feet.
Should the FAR transfer amendment be approved the applicant will be required to
comply with any and all conditions required by the amendment. No approval of a
Final Development Plan application shall be considered until this issue is resolved.
4. Uses allowed shall include administrative and professional offices, business support
services, financial, insurance and real estate office, medical services and day care
facilities as defined in the Specific Plan. Uses which may conditionally be allowed
include food and beverage retail sales, communications services, entertainment, .
sports and rec:t,eation uses, personal and repair uses, research uses, and temporary
parking subjeo: to the applicant submitting detailed information to the Zoning
Administrator for review and approval addressing the conditional use criteria on Pg.
24 of the Specific plan and any other info►mation as may be required. Anticipated
general locations and square footage for secondary support conditional uses shall be
�•�.!brnitted with final development plan applications. Retail uses shall generaly be
!.�,.a•ted so as to be visible and directly accessible from the northeast plaza.
2597-RZ Page 2
5. The applicant shall comply with the Parking Policies of the Pleasant Hill BART
Specific plan. This includes:
a) Provide parking at 3.3 spaces for each 1000 net rentable square feet, or
b) Less parking may be allowed subject to submittal, review and approval of a
parking study justifying adequacy of the parking proposed.
c) In the event fee parking is anticipated, it's affects on a transit management
program shall be submitted for review. Fee parking shall not be established
without specific approval of the Zoning Administrator.
d) All parking is required to be within the structure except as follows:
1) Delivery and handicapped parking may be allowed at surface level.
2) A maximum of 47 parking spaces may be allowed in the southwest portion of
the site subject to final review and approval of detailed landscaping plans
indicating the manner in which views of the parking area will be screened
f rom views along Jones Road. These details shall address the potential
construction of the Jones Road West extension.
e) The developer shall enter into an agreement with the County to participate in an
areawide Transit Management Program (and/or Association) established to
implement the transit goals of the Specific plan.
f) All of the above shall be specifically addressed in the Final Development Plan
approval and approval details considered at that time.
6. The project shall comply with the following landscape requirements:
a) A detailed landscape plan shall be submitted with the Final Development Plan
application indicating plant sizes, locations, and names. Outdoor lighting shall
also be shown on the plan.
b) Approved landscaping shall be installed prior to occupancy of any portion of any
building.
c) The landscaping plan shall incorporate the Specific plan requirements and be
consistent with the areawide design guidelines currently being prepared.
d) The area between the sidewalk and curb and property line shall be landscaped
and maintained by the developer.
e) A sunlight study shall be submitted with the landscape plan which specifically
addresses those pedestrian areas which receive mid-day sunlight during winter
months. In addition seating areas shall be shown on the plan.
7. The applicant shall submit with the Final Development Plan application a complete
sign program, The design of all signs shall be as specified in the Pleasant Hill BART
2597-RZ Page 3
Station Specific Plan, relative to location, scale, colors, materials, illumination, size
and copy. Sign design shall be consistent throughout the project.
8. The applicant shall comply with the requirements of Central Contra Costa Sanitary
District and the Contra Costa Water District.
9. Comply with the requirements of the Contra Costa Consolidated Fire District
including the following:
a) The developer shall submit two complete sets of plans and specifications of the
project to the district for review and approval prior to issuance of a :building
permit to insure compliance with minimum requirements related to fire and life
safety.
b) The developer shall provide an automatic fire sprinkler system for both the
superstructure and the parking below grade.
c) An approved smoke management system (including a smoke annunciator panel)
shall be utlized for both the superstructure and parking garage. This may be
considered an adequate mitigation measure for the access and turnaround
requirements of the 1982 Uniform Fire Code: Section 10.207.
d) The developer shall provide an adequa;:e and reliable water supply for the fire
protection as set forth in the Uniform 1~ire Code. The development will bear the
cost of the water supply installation_
e) The garage at the southwest corner of the site shall be reinforced to accept fire
appartus loading over the access drive.
f) Ambulance and paramedic access shall be provided at the back of the building.
10. Prior to the issuance of any building permits the applicant shall submit a report
addressing results of additional borings within the area of the building footprint.
11. The applicant shall pay all applicable development fees not covered by participation
in Assessment District 1983-1 prior to issuance of any building permit.
12. Comply with the requirements of the Public Works Department as follows:
A. Unless exceptions are specifically granted, comply with the requirements
of Division 1006 (Road Dedication and Setbacks) of the County Ordinance
Code. This includes the following:
1. Relinquish abutter' s rights of access along Treat Boulevard, Oak
Road and Jones Road with the exception of an entrance along Jones
Road, approximately 240 feet west of Oak Road.
2. Prior to the issuance of any building permits, convey to the
CouiiLy, by Grant Deed, the additional right of way (in accordance
with drawings prepared by Aliquot Associates, Inc.) necessary to
construct the planned pavement and frontage improvements along
Treat Boulevard and Jones Road. The area to be deeded shall be
free of any liens or assessments.
2597-RZ Page 4
3.. Prior to the issuance of anv building permits, convey to the
County by Offer of Dedication, the additional riqht of way (beyond
that described in Subsection 2 above) required to construct a
12-foot wide, 100-foot long storaqe lane east of the development's
access point. The dedication should include curve transitions.
B. In accordance with Section 82-?.014 of the County Ordinance Code, this
development shall conform to the requirements of Division 914 (Drainage)
of the Subdivision Ordinance.
C. Prevent storm drainaqe, oriqinating on the property and conveyed
in a concentrated manner, from draining across the sidewalk or on
driveways.
D. Furnish proof to the Public Works Department, Land Development Division,
of the acquisition of all necessary rights of entry, permits and/or
easements for the construction of off-site, temporary or permanent,
road and drainage improvements.
E. Furnish proof to the Public Works Department, Land Development Division,
that legal access to Sub-Area 14A is available from Jones Road through
Sub-Area 14B.
F. Submit site grading and drainage plans to the Public Works Depart-
ment, Land Development Division, for review and approval prior to the
issuance of any building permit or the construction of site improvements.
G. Comply with the drainage fee requirements for Drainage Area 44B as
adopted by the Board of Supervisors. The applicant is financing this
drainage fee through Assessment District 1983-1.
H. Prior to the issuance of any buildinq permits, comply with the Specific
Plan development fee requirements adopted by the Board of Supervisors
for any additional building floor area beyond the base density of
169,666 square feet.
I. Install all new utility distribution services underground.
DE:ed/p1p9bsub
11/30/84
Planning Department Contra Costa County
PLANNING COMMISSION MEETING
December 4, 1984
Agenda Item #4
ROBINSON, MILLS & WILLIAMS (Applicant) and STATION WEST ASSOCIATES (Owner),
County File 2597-RZ
I. INTRODUCTION:
This is a request to rezone 3.88 acres from Single Family Residential (R-15) and Multiple
Family Residential (M-17) to Planned Unit District (P-1) and to gain Preliminary
Development Plan approval for an office project. The subject property is bounded on the
north by Treat Boulevard, on the east by Oak Road, on the south by Jones Road and on the
west by BART right-of-way in the Pleasant Hill BART Station area.
II. RECOMMENDATION:
Approve subject to the attached conditions and subject to approval of an amendment to.
the Specific Plan which allows transfer of floor area ratio (FAR) development potential.
III. BACKGROUND INFORMATION:
A. Adopted Plans: The Pleasant Hill BART Station Environs Area Plan was amended by
the Board of Supervisors on June 7, 1983. At the same time a Specific Plan was
adopted which provides for all of the requirements for development in the area. The
Specific Plan was subsequently amended twice (January 31, 1984 and April 10, 1984).
In addition, a Redevelopment Plan for the area was adopted July 10, 1984. All three
of these plans, but primarily the Specific Plan, provide the basis for the following
project review.
B. Prior Applications: Prior to the adoption of the Specific Plan, the applicant
submitted applications for rezoning and final development plan approval (April 6,
1983). That project was a different design on 159,246 square feet of land (it did not
include one .236 acre parcel which has since been acquired and incorporated into the
current design), and proposed a 252, 252 gross square foot office building with 787
parking spaces. These applications were withdrawn November 15, 1983 with the
current proposal being submitted April 11, 1984.
C. CEQA: An EIR was prepared for the above noted General Plan Amendment and the
Specific Plan. A supplement was prepared for the Redevelopment Project. Those
documents adequately serve as the basis for review of the impacts associated with
this project.
D. Nature of Request: This proposal, based on, revised plans submitted 9-7•-84 and
supplemental circulation revisions received October 30, 1984 is for a 253,584 sq. ft.
2597-RZ Page 2
6-story office building over two levels of sub-grade parking for 662 autos. The
reinforced concrete building is proposed to have a beige warm tone cement with
black aggregate-sandblast finish and •2' wide accent bands of polished green granite.
The original submittal anticipated exercising bonus development provisions subject to
an adequate Transportation Systems Management (TSM) plan and acceptable
assurances that the TSM plan would achieve the Specific Plan goals relative to
alternate transit use.
Although the proposed project essentially remains the same the manner of achieving
the extra square footage is the result of a pending proposed Specific Plan Amendment
which if approved and adopted would allow under certain circumstances transfer or
sale of FAR within the Specific Plan area.
IV. AGENCY COMMENTS:
A. Building Inspection: Grading and building permits will be requried. Prior to issuance
of those permits, a preliminary soil report will be required.
B. Consolidated Fire District: Plans and specifications must be reviewed by the District
prior to issuance of building permits. Adequate water for fire protection and an
automatic fire sprinkler system wil be required. Access roadways a minimum of 20'
wide with 13'6" vertical clearance, no less than 35' turning radius and no more than
20% grade capable of fire apparatus loads will be required. (Specific comments were
forwarded to the applicant directly). The applicant has met with the representatives
of the mire District to discuss specific mitigations which have been incorporated into
recommended conditions of approval.
C. Sonoma State University: The Department of Anthropology records indicate there is
no need for an archaeological survey on this site.
D. Central Contra Costa Sanitary District: There is an existing 18" trunk sewer location
on the west property line of this project and a 6" sewer main locatd in Oak Road. If.a
connection is made to the Oak Road line, improvements could be required to handle
the increased flow caused by this development. All existing side sewers not used by
this project will be required to be abandoned in accordance with District require-
ments.
E. County Health Department: Sewage disposal will be provided by Central Contra
Costa Sanitary District, and water by Contra Costa County Water District. Approval
is requried by the Health Department for any proposed food establishment, pool or
spa.
F. City of Walnut Creek: Comments received October 3, 1984 objected to the original
bonus concept proposed, however had no design commends.G. City of Pleasant Hills Comments received discusses and objected to the use of the
')onus provisions as original proposed. Concern .was also raised about the use of
-:andem parking,
1l\�
2597-RZ Page 3
H. Bay Area Rapid Transit District: Comments received related to the proposal to
utilize the bonus development concept with a variance to parking which BART
strongly felt would set a bad precedent, overburden street capacities and potentially
jeopardize the transit programs. BART has been involved in review of the current
FAR transfer concepts and have indicated support. With respect to the project itself,
they have made no comments on design, etc.
I. Public Works: The Department Public Works commented in a separate memo on the
original TSM proposal and use of bonus. These memos no longer apply because of the
change to FAR transfer. Memos relating to the project, improvements, etc., are
attached.
V. PROJECT REVIEW:
A. Land Use: The designated land use is Commercial/Office. This designation is limited
to administrative and professional offices, business support services, financial,
insurance and real estate offices and medical services as permitted uses. Numerous
other uses including eating and drinking establishments may be permitted with
conditional approval by the Zoning Administrator. The findings required for approval
of conditional uses is spelled out in the Specific Plan and consistent with other
areawide project approvals should be subject to administrative review and approval
by the Zoning Administrator as specific tenants and spaces are requested. The
applicant will need to indicate percentage of retail uses, general locations, etc., at
the final development plan application stage. Retail uses are to be visible and
directly accessible from the northeast plaza.
B. Space and Site Requirements:
1. FAR (Floor Area Ratio): The FAR for the subject site is 1.00. There is a special
Specific Plan provision which allows development rights to be transferred from
sub-area 14A. Another special provision allows bonus development for the
subject site as well as sub-area 14A. The bonus FAR allows for up to 50%
increase in the permissable FAR. The draft Specific Plan allowed the bonus FAR
only after the base development had been completed and for a period of 12
consecutive months no less than 30% of the on-site employees at the
development regularly commuted byumeans of public transit, van pools, car pools
with a minimum of 3 riders or by bicycle or walking. The concept was to
encourage phasing of projects at a rate consistent with the desired increase of
alternate transit useage, thereby allowing the maximum utilization of all sites
without major traffic congestion.
At the time the Specific Plan was adopted, the applicant requested to the Board
of Supervisors to allow bonus development to occur with initial construction in
certain cases. The Board in their adoption of the plan amended the Development
Bonus Provisions to read "In the event that it is not economically or physically
feasible for a proosed development, because of its size and configuration, to
phase the development by utilizing first the base FAR and then establishing the
bonus pursuant to the above paragraph, the _50% increase in permissible FAR
shall be afforded to any such development if the developer enters into an
agreement approved by the Board of Supervisors with the County that it wil
2597-RZ Page 4
implement a Transit System Management (TSM) Program or alternative solution
designed to comply with the objectives set forth above."
Subsequent to the adoption of the Plan, amendments addressing implementation
and clarification have been adopted. On April 10, 1984, the Board adopted the
following: ". a developer utilizing the bonus provisions would have to
demonstrate (and be required to execute an agreement with Contra Costa
County agreeing to insure) that traffic and parking impacts from their bonus
development would be at least equal to (if not less than) the impacts that would
have resulted from the development under the base level provided for in the
Plan."
Originally this project proposed utilization of the bonus development potential
and a TSM plan. After significant discussion and review with the developers and
interested parties and agencies, it has been determined that it is premature to
consider bonus development at the initial construction plase. Efforts are
currently underway to establish an areawide Transit Management Association.
The Association in conjunction with the County will establish an areawide plan
and the provisions under which bonus development could occur and methods to
assure compliance.
In the meantime discussions have continued at staff and steering committee
levels regarding the transfer or sale of base FAR. This concept is a separate
issue which will be discussed as a Specific Plan Amendment proposal which is in
it's final stages of.staff review. This project however is proposed to utilize the
transfer concept and as such is conditioned on adoption of the amendment and
compliance with any conditions which may be a part of that process. The
applicant is aware that should the amendment not be approved, this project as
submitted and approved would be rendered invalid.
Therefore, the balance of the project review is based on the assumption and
condition that the transfer would be allowed.
2. Parking: The Plan allows for "a minimum of 0.5 stalls and a maximum of 3.,3
stalls per 1,000 sq. ft. of net rentable space". Parking is also required to be
covered (in structure). Following is a summary of the proposed project and Plan
requirements.
- Proposed building is 253,584 gross square feet which implies acquisition of
84,528 base sq. ft. of FAR.
- The applicant proposes 243,576 sq. ft. net rentable space. This results in a
96% efficient building.
- Parking is based on net rentable or (243,576) X 3.3 parking spaces allows a
maximum of 804 spaces.
The original submittal was for 804 spaces in three levels of parking. The revised
submittal was for 662 spaces in two levels of parking. The Specific Plan requires
3.3 spaces or if fewer s spaces are requested, submittal of a parking study
2597-RZ Page 5
justifying adequacy of the parking proposed. The applicant has indicated that
fee parking utilizing valet services may be used which could allow for a
substantially tighter parking plan and reponds to the concern raised by the City
of Pleasant Hill about the tandum parking. The applicant shall be required to
address the parking in detail in compliance with the Specific Plan and concerns
above in the final development plan application. '
Also, as stated above, parking is required to be covered (in structure).. To date
deliveries and handicap parking are all that have been allowed as uncovered
surface parking in the Specific Plan area.
The applicant, at staff's suggestion retained Tom Cooke, of Sedway Cooke
Associates (Consultant to the County on preparation of the Specific Plan) to
review the project as to conformance with the Specific Plan. Mr. Cooke's
response to this specific item is as follows:
The application provides for 47 surface parking spaces in the southwest portion
of the site. The specific plan requires covered parking in structure for this area.
A review of the site, the specified location of the surface parking, and proposed
landscaping suggest a variance to the specific plan condition should be
considered. The parking is located where it will not be exposed to public view.
The building blocks views of the surface parking from Treat and Oak Road,
From the adjoining BART right-of-way visibility is minimal due to the elevation
of the BART track and landscaping to be provided along BART's northbound
approach to the Pleasant Hill Station. From Jones Road, which immediately
adjoins the surface parking area, views °are partially screened by a double,
staggered row of Evergreen Ash. This landscaping will effectively block views
from upper floors of structures on the south side of Jones Road. Along this
boundary additionally screening can be provided by a low wall, berm, hedge or
combination thereof along the south and east sides of the parking area.
Provision of this landscape buffer would eliminate street level views of the
parking from Jones Road.
"Recommendation: Given the ability to screen views of the surface parking from
all major public viewpoints approval should be given to the surface parking. The
approval should, however, be conditioned upon submitting a more detailed
landscape plan indicating the manner in which views of the parking area will be
screened from views along Jones Road."
The staff recommendation is to require the developer to submit the details
recommended above at the final development plan application stage. The
applicant should also be prepared to address the screening in the event the
proposed Jones Road extension westerly to the freeway off ramp is required, It
would be th:- staff preference to see all parking other thanthat which requires
higher parking floor levels contained within the structure.
The applicant should also be required to agree to participate in an Areawide
Transit Management Association established 'to implement the transit goals of
the Specific Plan. If a fee/valet parking program is proposed in the final
development plan application the applicant should address it's potential impacts
on a TSM plan ---- -
2597-RZ Page 6
3. Open Space: The Plan requires 20% useable open space. 54.6% of the site is
landscaped pedestrian circulation plazas and the fountain area.
4. Maximum Story Height: The Plan allows 5 stories permissible height with 7
stories being allowed conditionally. This project proposes 6 stories. The Plan
specifies when conditional heights may be permitted and requires that the
following findings be made: (1) no shading or wind conditions adversely affecting
outdoor public spaces will not be created; (2) potential views from other sites in
the Station Area; and (3) where a subarea is in multiple ownership, a coordinated
design has been prepared and agreed upon by all property owners within the
subarea.
With the assemblage of 14A and 14B into a single ownership coordination of
development for the higher consideration no longer applies. View blockage is not
an issue on this site since it is not located within the major view alignment of
any major public area or neighboring building site. The north-south alignment of
the structure, combined with the siting of public outdoor space, ensures adequate
sunlighting of public outdoor spaces throughout most of the year. The linear
outdoor space along the east side will receive morning light and will be partially
in sunlight during the critical noon period. The major public plaza located on the
northeast corner is sufficient in size, approximately a half acre area, that
portions of the plaza will receive sunlight at the critical mid-day period
throughout the year and portions of the plaza will receive sunlight throughout
the entire day. As discussed latter, however, the landscape plan should be
refined to ensure that the areas of the plaza receiving sunlight during the winter
months are available for public use and not preempted by landscaping, fountains,
or other features which restrict access.
C. Circulation and Parking:
Commercial Parking Policies: The policy section requires that spaces shall be
reserved on-site for retail and professional, business and personal service use types in
clearly marked, short-term parking, equivalent to 1.0 space per 1,000 sq. ft. of net
rentable retail and services area. This cannot be determined since the area proposed
to be devoted to retail and services has not been presented. This should be addressed
in the final development plan approval.
D. Urban Design Provisions:
1. Form and Massing: The basic height limits were discussed in the space and site
requirements section above, however, in addition there is a three-story height
and a 1:1 stepped back setback along the street frontages of the project. A
portion of the buildling (36' of the 6th floor projects into the 1:1 stepped back
building requirement approximately 14' along Jones Road frontage. The appli-
cant has indicated that this is the result of shifting the building southward
towards Jones Road to develop more landscaping between the Treat Boulevard
right-of-way and the building. This appears to be a minor intrusion of a portion
of the building and based on an average setback and the intent of the design
standard may be considered consistent with the plan objectives.
2597-RZ Page 7
2. Landscape: The Plan calls for a unified street planting pattern which includes a
formal planting program along Oak Road and the "informal tree and shrub
planting ... as generally indicated in the Urban Design Policy Diagram so as to
effectively screen residential areas, provide an over-story to pedestrian and
bicycle paths, and provide contrast between the urbanized core of the Station
Area and the surrounding suburban fabric." With the relocation of the major
entrance to the site to Jones Road (which faces the existing residential area)
careful attention needs to be given to provide contrast and definition between
Station Area development and existing residential areas. Currently staff is
working on an overall design program which should be complete by the end of the
year. The project should be required to conform to the landscape and
streetscape standards ultimately adopted by the County for this area.
In addition further refinement of the landscape design for the main plaza on the
Treat/Oak intersection is needed. Specific aspects which should be addressed
are: (1) design of plaza to prevent pedestrians from crossing Treat Boulevard at-
grade. The landscape treatment should channel pedestrians to the Oak Road
crossing and over to the pedestrian bridge.
A. Further sunlight studies should be conducted and the plaza designed for
pedestrian use in those areas which will receive mid-day sunlight during the
winter months. At present these areas appear to preempted by fountains
and other landscape features which restrict access and use. Provisions
should be made for • seating areas and other locations for people to
congregate.
B. The design of the plaza should be coordinated with the design of plazas
proposed for the facing three corners of the Treat/Oak intersection.
C. Ground level building space along the west edge of the plaza should be
visually related to the plaza. The current preliminary landscape plan
appears to block both visual and pedestrian access. Consideration should be
given to locating public oriented building uses along this plaza frontage such
as the proposed retail uses.
Along the Oak Road frontage a formal use of street trees is shown. This is
consistent with the specific plan urban design conditions. However, the
specification of species should be consistent with other frontages along Oak
Road.
3. Signage: None has been submitted.
4. Building Design: The Plan clearly states that no attempt should be made to
impose a standardized arcni-tecture on the area but a sufficient consistency in
materials and building forms should be achieved to ensure a unified appearance.
'Building architecture should avoid a monumental look and inste?.d suggest a
more casual, relaxed environment. Materials, colors and building forms should
convey a progressive, urban character. . ." by use of highly refined materials
including concrete, glass, steel and harder surface brick which project an urban
quality. This objective is achieved by the use of concrete employing a warm
2597-RZ Page 8
tone beige cement and black aggregate and contrasting bands of surfaced green
granite and tinted glass. The building length is broken by the offsetting of the
floors and by the terracing of the north and south ends of the structure. Overall
a strong horizontal appearance is achieved which visually minimizes the six story
height. These building materials proposed are consistent with the "progressive
urban character" but again any design elements adopted as a result of the
current design program study should be incorporated in the project to assure
compatibility with the overall project area.
VI. CONCLUSION:
Should the FAR transfer concept be adopted the subject proposal would form the basis of
the final development plan review. Based on the staff report above and the attached
conditions staff recommends that 2597-RZ and the Preliminary Development Plan be
approved.
DE:ed9csub/lsw
10/2/84
11/30/84