04 ATTACHMENT 2 - Laserfiche WebLink

Retail Mixed Use Market Study Update 1 January 6, 2010 RECOMMENDATIONS Location The W.P. Carey and BART sites are most appropriate for mixed use retail development, given the opportunity to create a two -sided retail street, a higher level of traffic on Owens Drive than other roads in Hacienda and the immediate proximity to BART and transit users. The W.P. Carey site should contain half of the retail increment, and all of the housing associated with the development, while the BART site should contain a mix of retail and office or hotel development. The BRE and Roche sites could contain additional residential development or parking serving BART commuters and the retail tenants. Like the BART site, Mercedes and Oracle are not ideal for residential development, and could more appropriately be developed to include office, hotel or retail uses not in competition with the mixed use retail on the BART and W.P. Carey Sites. Format The opportunity for a mixed -use, transit - oriented development in Hacienda is well - suited to a new type of retail format: the 45,000 — 65,000 square foot "Urban Village," which features a series of small retail spaces anchored by a small specialty grocery/deli and/or pharmacy. The residential component of the project could take the form of vertical, horizontal or a hybrid of mixed -use development. Layout and Design It is essential to this project that transit -user pedestrian traffic be routed past the retail plaza, in order to activate the public space and boost the customer base for shops and services. One way to accomplish this would be to locate some commuter parking on an opportunity site on the far side of the retail plaza, or on an outer portion of the W.P. Carey site. A safe and clearly directed path should lead between the parking and the Dublin/Pleasanton BART station, guiding commuters past shops and cafes on their way to and from the train. Other important design principles include: • The delineation of retail stores and visual distinction from other uses: variations in the use of facades, awnings and setbacks should be used to ensure that each retail space is unique and easily identifiable as retail. • Frontage of retail onto the street: design of the retail space should maximize the street frontage of individual shops and restaurants, to improve both the pedestrian experience and retail visibility. • Highly visible signage and wayfinding: signage and wayfinding can also be used to improve access and visibility. • Two -sided retail streets: retail space should be located on both sides of Owens drive, in order to create a sense of enclosure and encourage shoppers to wander between businesses more easily. • Retail proximity: Stores and restaurants should be located as close to one another as possible, unseparated by parking or unnecessary physical or visual obstacles. • Pedestrian - friendly landscaping: landscaping and street trees can be used to create a pedestrian- friendly retail environment, encouraging shoppers to linger and take full advantage of public space. • Wide sidewalks: sidewalks should be at least 15 feet wide to allow for the placement of street furniture and outdoor seating for restaurants and cafes. 65