NewPark Mall Mixed-Use Project

Project Description

6/8/2021

Applicant:

Brookfield Properties develops and operates real estate investments on behalf of Brookfield Asset Management — one of the largest alternative asset managers in the world. From office to retail, logistics to multifamily, and hospitality, mixed-use and development we work across sectors, bringing high-quality, sustainable real estate to life around the globe every day.

Brookfield Properties develops and manages premier real estate with a focus on maximizing the tenant and neighborhood experience in addition to the investment and operational performance of the asset. We also focus on integrating leading-edge real estate technologies which enables us to be at the forefront of innovation and sustainability – benefiting not only our tenants, residents and business partners, but also the communities in which we operate.

Real estate is about more than floor plans and square feet. Done right, and with imagination, it has the power to energize communities. Transform industries. Enhance lives. We’re Brookfield Properties. We reimagine the unique potential of real estate to build a world that works better for people, businesses, and communities everywhere.

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And we’ve reimagined what’s possible in real estate by focusing on what is ... then looking beyond that to envision what could be ... and finally, applying ingenuity, creativity, and determination to transform it into reality.

It’s how we’ve revitalized neighborhoods, from the Arts District in Los Angeles to downtown Perth. Nurtured the next generation of retail entrepreneurs. Collaborated with tenants to reinvent logistics for the digital age. Created entirely new environments where office, retail, and residential spaces seamlessly integrate to deliver unique, first-of-their-kind experiences.

By applying boundless imagination to the world’s most complex and significant projects, we are creating a better company for our people and partners, better communities for our neighbors, and a better world for us all.

NewPark Place Specific Plan, Project Summary and Land Use Designation

The NewPark Mall Mixed Use Project includes re-positioning and revitalization of the NewPark Mall and new construction of retail, residential, and potential office and hotel uses to support a thriving neighborhood and retail center. A phased redevelopment will focus on re-tenanting and re-purposing the mall, build out of the full residential capacity of 1,519 units, new construction of a Costco warehouse store and fuel station, public improvements on nearly 7 acres of privately owned and maintained public open space, and the renovation and enhancement of a 3.18 acre City-owned public park, The Shirley Sisk Grove. At full project buildout, a revitalized NewPark mixed-use neighborhood will provide the City of Newark with a true ‘hub’ and regional destination.

The Newpark Place Specific Plan boundary is defined by Mowry Avenue on the north, Interstate 880 ("I- 880") on the east, the east-west segment of Balentine Drive on the south, and Cedar Boulevard on the west as shown in Figure 1, Specific Plan Boundary. The specific plan area is a subset of the 125-acre Greater NewPark Mall Focus Area described in the Newark General Plan (City of Newark 2013) (" general plan"). The general plan also describes this area as the Greater New Park Mall.

Figure 1

The Phase A residential and Costco Projects are consistent with the General Plan Regional Commercial designation and with general plan policies. Consistent with the general plan vision for the Greater NewPark Mall/Greater NewPark Focus Area, the specific plan vision focuses on revitalization of the Greater NewPark area into a vibrant, active and thriving mixed-use destination. The specific plan land use plan translates this vision into an arrangement of land uses and amenities. The specific plan is proposed to be amended to reflect the configuration and land uses of the NewPark Mall Mixed Use Project. The Land Use Plan (Figure 2-4) of the specific plan, as well as certain other figures and text, will require amendments to accommodate and regulate the Project. The existing NewPark Mall remains the retail focus. The Mixed Use I designation allows a mix of retail, office, and residential uses, with residential density of up to 160 units per acre. Residential development is limited to this area with the intention to create a high-density residential community adjacent to the mall. As a result, residential density is focused within this area rather than distributed across the entire specific plan area. The Mixed II designation allows a mix of retail, office, and hotel uses, structured parking garages, as well as amenities that include plazas, parks, and an event space are also planned.

Retail Vision

Brookfield Properties believes in the revitalization of NewPark. For the past several years, we have been responding and adapting to the times and ever changing retail climate. With an $85M reinvestment completed in 2017 NewPark has welcomed new anchors, restaurants and shops always keeping the end user top of mind. Our successful collaboration with the City of Newark and the roadmap provided by the NewPark Place Specific Plan will pave the way to a new destination. This is just the beginning.

Brookfield Properties in partnership with the City of Newark will pave the way for NewPark’s vibrant future and implement the vision of the Specific Plan. Our placemaking approach will combine ingredients into the framework of shaping a unique, new development.

Retail will be re-envisioned to target a tenant mix in the following categories:

 Live, Work, Be Well - Taking into account the existing culture and energy of NewPark, we will embrace the art of living well by inviting residents, shoppers and workers to partake in a variety of facilities which are wellness focused and embrace active lifestyle. Shopper trends continue to be more rooted in wellness as we continue to see a shift in consumer spending to these experiences as opposed to traditional goods.

 Retail Reimagined - While constantly enhancing the collection, an integration of new concepts will be explored to keep up with the changing trends in brick and mortar shopping patterns.

 Elevated Experiences - From regional purveyor focused dining concepts, to tenants rooted in special offerings will lead to longer visit times and create a wave of repeat customers and regulars alike.

 Lifestyle Offerings - Combining the convenience of an urban lifestyle with a connection to the community and all-inclusive retail offerings to surprise and delight.

 People and Places - As NewPark evolves, we will create a place to experience, build community, gather and celebrate. Amble public open space, pocket parks, pedestrian paseos and flex space will be provided.

Consistency with General Plan and Specific Plan Policies

General Plan Land Use Policies  Policy LU-4.4 – The Newpark Mall will begin redevelopment with the Phase A Residential and Costco Projects to create a vibrant regional retail location which provides urban amenities and gathering places. A mixture of high density housing and retail will be built to enhance the regional retail and assist in the area’s revitalization.

 Policy LU-4.11 – Streetscape features that support active street life and a stronger sense of place such as wider sidewalks, ground floor retail and residential amenity uses, outdoor dining areas, special landscaping and lighting standards and street furniture will be provided.

 Policy LU-9.1 – The Project will see to diversify the mix of uses at the NewPark Mall to include high density housing with ground floor retail and a retail warehouse (Costco).

 Policy LU-9.2 – High density housing will be provided.

 Policy LU-9.3 – The Projects’ design will reflect a long-term vision of a more urban destination with high quality exterior materials, signage, exterior lighting, and landscaping.

Specific Plan Land Use, Mobility, and Infrastructure, Facilities and Energy Policies

 LU-1 – New development falls within the development capacity permitted by the Specific Plan.

 LU – 3 – The city will prioritize the Projects as they fall within areas designated Mixed Use I.

 LU-4 – Mixed use development within a single building, as proposed in the Phase A Residential Project, shall be prioritized.

 LU-5 – The Phase A Residential Project will provide housing for rent.

 LU-6 – The Phase A Residential Project will provide recreation and open space for residents through amenities including a fitness center, clubhouse, co-working space, bike shop, dog wash room, interior courtyard with a pool, spa, seating areas and BBQ grills, and a roof deck.

 LU-7 – Residential development occurs within areas designated as Mixed Use I.

 LU- 8 – Brookfield intends to purchase land from to create a parcel for the Phase A Residential Project. A new parcel will be created on Brookfield owned land and sold to Costco for that project.

 LU-9 – The project is intended to be developed in phases per conditions of the Vesting Tentative Map.

 LU-10 – Applications for design review have been submitted for both projects.

 LU-11 – Each design review application will include a site plan showing how the new construction will integrate with the existing surface parking fields and sidewalks. Construction period retail and open space protection plans will address parking, pedestrian movements, temporary signage, and access to retail spaces and open spaces through the construction period.  LU-12 – The NewPark Retail Sub Plan has been provided.

 LU-24 – The Newpark Parking Sub Plan has been provided.

 LU-27 – The Newpark Open Space Sub Plan has been provided.

 M-1 – Roadways within NewPark Place are design as complete streets and will constructed to the standards identified in the cross-sections. The Vesting Tentative Map outlines the phasing and construction of these roadways.

 M-2 – Revised street sections have been reviewed and approved. All improvements for new roadways will occur within right-of-way owned by Brookfield.

 M-3 – The NewPark Circulation Sub Plan has been provided.

 M-4 – The NewPark Mobility Sub Plan has been provided.

 M-5 – The NewPark Transit Sub Plan has been provided.

 M-6 – The NewPark Parking Sub Plan has been provided.

 M-7 – The Newpark Phase A Residential Project will provide conduit for electric vehicle charging stations, bicycle racks and storage. Costco will be following Cal Green requirements and provide conduit for electric vehicle charging stations.

 M-8 – The Costco Project will improve sidewalks along Ballentine Drive.

 IF-1 – Brookfield intends to fund the infrastructure and facility improvements privately.

 IF-2 – The NewPark Water Infrastructure Distribution Report has been provided.

 IF-3 – The NewPark Sewer Capacity Report has been provided.

 IF-4 – The NewPark Storm Water Management Report has been provided.

 IF-5 – An Open Space Sub Plan has been prepared.

 IF-6 – It is anticipated that the second residential phase will trigger this requirement to plan, fund and build the Shirley Sisk Grove.

 IF- 7 – The Phase A Residential and Costco Projects will pay the Public Art Impact Fee to the city. The intent is to use these funds for future public art in the public plazas as they are developed in future phases.

 IF-8 – The Phase A Residential and Costco Projects will provide a Maintenance Plan prior to issuance of certificate of occupancy.

 IF-9 – Please reference Phase A Residential and Costco Project construction documents. Project Details and Phasing

The NewPark Place Specific Plan build out will be completed in phased construction with the following anticipated program components/phases.

The first two Projects:

 Phase D1/D4 – Costco - A 161,800 square feet of gross lease area (GLA) Costco Wholesale warehouse, inclusive of a bakery, pharmacy, optical center, hearing aid testing center, food court, alcohol sales and tasting/samples, , tire sales and installation center, as well as a 32 pump fuel facility, including a 10,340 square foot open air canopy (Costco). The fuel station would have eight stacking lanes, which would provide for 32 vehicles waiting for open pumps in addition to 32 vehicles at pumps. This involves the demolition of the existing JC Penney, Burlington and inline retail consisting of approximately 291,244 square feet of GLA. Overall retail square footage will be reduced by 129,444 square feet once the Costco square footage is added back to the site. The site is bound by general parking and NewPark Mall Road to the north and east, Alpenrose Drive to the south, and the inline mall to the west.

 Phase A Residential - A five and six story mixed-use apartment building with 319 units over one level of approximately 3,700 sf ground floor retail and approximately 12,900 sf amenities with six and a half levels of parking (Phase A). The site is bound on the west by Newpark Mall Road, the south Alpenrose Drive, and the east and north by Castle Avenue.

Future Projects are as follows:

 Sears Retail and Public Plaza - Replacement of the 144,000 square foot GLA Sears parcel and replacement with approximately 62,753 square feet of retail GLA. This results in a reduction of retail square footage of 81,247 square feet. A public plaza between the Phase A residential and retail projects will also be delivered with this phase.

 The total demolition for the Costco and Sears areas consists of approximately 372,491 square feet of gross lease area (GLA). Total new commercial development includes 161,800 square feet for Costco and re-purposed Sears retail space of 62,753 square feet in GLA, resulting in a net decrease of 210,691 square feet of retail GLA. It is an anticipated that 23,000 square feet of ground floor retail will be added to future residential blocks bringing the total mall square footage reduction to 187,691 square feet.

 Future phases will include 1,200 additional dwelling units and approximately 20,000 square feet of ground floor retail, consisting of the following

o Phase D2 - approximately 395 dwelling units

. Redevelopment of the Shirley Sisk Grove will occur prior to issuance of the certificate of occupancy for the 400th residential unit within the Project, which is anticipated to coincide with the Phase D2 residential units if developed as the 2nd residential phase

o Phase B1 – approximately 195 dwelling units and approximately 10,000 square feet of retail o Phase B2 - approximately 310 dwelling units and approximately 10,000 square feet of retail

o Phase C – approximately 300 dwelling units

Each residential phase will have structured parking to serve each phase’s parking needs.

Land Use Plan

 Figure 2 summarizes the anticipated full project build out, description of uses and retail square footages. This figure will supplement or replace the Specific Plan Figure 2-6.

Figure 2

Open and Public Flex Space Plan

 Reconfiguration and relocation of proposed retail plazas and on-site open space will be constructed with each adjacent phase, see Figure 3:

o 5.78 acres of privately maintained public open space, in addition to redevelopment of the Shirley Sisk Grove (3.18 acres) o 2.06 acres of privately maintained public flex space will be provided when Alpenrose Drive is closed off for special events. The public flex space is to be counted toward the open space calculation at the discretion of the Community Development Director.

Figure 3

Project Details to Occur During Phased Build Out

 Phased private roadway and streetscape improvements will be constructed throughout the master plan street grid adjacent to each phase of development. Installation of a signal will occur at NewPark Mall Road and Alpenrose Drive.

 Pedestrian and bicycle facility improvements will be constructed throughout the project site including a tree-lined, pedestrian friendly Alpenrose Drive (Restaurant Row) with outdoor dining for adjacent retail serving as the focal point of the Project. This central street to the Project is designed as public flex open space for closure of programmed events and street fairs. A pedestrian promenade will be constructed between the B2 and C phases with convenient access from the mall to the Shirley Sisk Grove.

 Open space and amenities serving each of the mixed-use residential buildings

 Structured parking for each residential building and retention of the existing parking garage adjacent to the AMC theaters is designed in lieu of the previous four parking structures. Retail replacement parking will be provided throughout the new street grid and in the structure of Phases B2 and C.

 Costco parking will occur in the surface lot in front of the warehouse, in the adjacent existing parking structure and in the upper level surface lot adjacent to Macy’s. Costco – New Park Mall

New Warehouse and Fuel Facility

Site Information

Project Location: Northeast corner of Newpark Mall Road (former Penny’s/Burlington Coat Sites)

Newark, CA

Assessor Parcel Numbers: 901-111-022 (PORTION) 024 (PORTION) 025 (PORTION) 026 (PORTION) 028 (PORTION) 029 030

Site Area: +10.8 acres (Costco only excluding parking structure)

Current Zoning: RC (Regional Commercial)

Current General Plan: Regional Commercial

Proposed Use: Retail Anchor

Project Description

The site is currently part of the Newpark Mall and developed with a JCPenney store and a Burlington Coat Factory store. The two existing buildings related to those uses will be demolished. The site is bounded by Highway 880 to the east, to the west is office, motels, and a vacant parcel, to the north is the portion of the Newpark Mall to remain, and to the south is existing hotel uses. The primary accesses to the site will be from 880 at the Mowry Avenue exit with a signalized intersection at Alpenrose Court which provides access to Newpark Mall Road and from 880 at the Stevenson Blvd exit and Ballentine Drive. Secondary access is from Cedar Boulevard with three signalized intersections at N. Magazine, S. Magazine, and Ballentine Drive which all connect to Newpark Mall Road.

Project Proposal

The proposed Costco project will maintain the mass, scale, as well as the orientation of the building and surface parking and intensity of the existing buildings and site development. Section 2.1 of the Specific Plan identifies the overarching vision is to reinvigorate the Greater NewPark Mall. With the changes to the current market and retail shopping experience, Costco will attract regional costumers and assist with achieving the city’s goal is to transform the Greater NewPark Mall into a vibrant place featuring premier regional shopping, entertainment, high-density residential, and office development destination. The proposed project consists of the construction of a new approximately 161,800 square foot Costco Wholesale warehouse and a 32 pump fuel facility on approximately 10.08-acres. Site acreage does not include the adjacent parking structure to the north, or the upper level surface parking located west of the warehouse. The Costco warehouse will meet or exceed the development standards identified in the Specific Plan in section 2.5-Development Standards/Zoning Framework for building height, development density, and parking requirements.

The Costco project would be constructed in one phase and would include new site amenities such as landscaping and parking lot improvements. It is anticipated that the Newark Costco warehouse and gas station will employ approximately 165 to 170 full time employees.

Site/Landscape Plan

Costco would be sited in a way to orient the main entry feature and architectural elements towards Highway 880. The parking lot has incorporated perimeter landscaping buffers and parking lot trees to enhance the surrounding area and reduce the visual impact on the balance of the development. Parking will occur in the surface lot in front of the warehouse, in the adjacent existing parking structure and in the upper level surface lot adjacent to Macy’s. Landscaping will be provided throughout the parking lot to be consistent with city requirements. An ADA compliant pedestrian pathway will extend from the new warehouse to the northern property boundary where it will connect to Newpark Mall Road. The project provides oversized parking stalls, at grade with the entrance, of 10 feet x 20 feet that are larger than the minimum requirements for the City of Newark to provide members with easier accessibility to vehicles for bulk purchases.

Parking and site lighting will incorporate the use of cutoff lenses to keep light from overflowing beyond the project boundaries. The parking lot will be illuminated with standard downward pointing LED light fixtures affixed to a 36-foot light pole. The lighting fixtures are of a “shoe-box” style. Parking lot light standards are designed in order to provide even light distribution for vehicle and pedestrian safety. The parking lot will be timer controlled to limit lighting after the warehouse has closed and employees are gone from the warehouse. Some parking lot lighting will remain on to provide security and emergency lighting. Lighting fixtures will also be located on the building approximately every 40 feet around the exterior of the building to provide additional safety and security.

The landscape plan includes a mix of drought tolerant shrubs and grasses and a variety of shade trees appropriate for the climate will be used throughout the parking field and along the project perimeter.

Costco Warehouse – Design Objectives

Costco’s goal of simple elegance and efficiency creates a design that has set the standard for large format retail facades with variety of massing and appropriate materials. The building provides a design that is contemporary in style and complementary to the remaining portion of the mall. By various textured and smooth architectural metal panels, Costco is able to create a scale and architectural interest to minimize the visual impact of a large retail warehouse. By use of design techniques such as the location of building materials, landscaping, and the incorporation of varying parapet cap heights, Costco can successfully break the long elevations both horizontally and vertically at the appropriate height to conceal roof top mounted mechanical equipment. The technique of breaking a long elevation into smaller elements with altering materials and colors is used to create a more pedestrian-friendly scale.

Appendix A of the Specific Plan identifies a number of design guidelines which the warehouse architectural design incorporates.

a. The entry to the warehouse had been recessed to emphasize the rhythm of the facade. The entry also includes architectural detailing and change in materials and height that provide a direct visual differentiation to denote the warehouse entry. b. The architectural design can be characterized as strong, simple forms, and varied building materials that provide visual interest and reduce the massing of the building. c. The warehouse has been sited towards the fronting street to form a strong building line parallel to the street. d. The warehouse building materials have been carefully integrated into the architectural design to create visually interesting elevations.

The proposed colors’ contemporary urban tones will relate to the proposed surrounding development by utilizing similar building materials and architectural detailing. The building entrance includes a canopy and enhanced detailing to create a visual queue to the warehouse entry.

Building signage consists of the signature Costco red and blue corporate colors. The signage is scaled appropriately to the mass of the building elevations so as to not overwhelm, but to reinforce the brand that Costco has established. The warehouse wall signage will consist of externally illuminated reverse pan channel letters and the gas station signage will also be externally illuminated.

The warehouse will have one customer entrance to the main Costco store located at the northwest corner. The Newark Costco will include a bakery, pharmacy, optical center with optical exams and retail optical sales, hearing aid testing center, food court, and a alcohol sales and tasting along with the sales of approximately 4,000 products. The warehouse also includes a Tire Center, an approximately 5,275 square-foot facility with member access via the inside of the main Costco building, and includes tire sales and a tire installation facility. The installation facility has five bays that face north to allow Costco employees to drive the cars into the installation facility. A promotional vehicle may be on display at the entry to the building. This vehicle is only to promote online or offsite vehicle sales; no vehicles are sold on site. Temporary outdoor sales within the parking field adjacent to the warehouse adjacent to the tire center or at the truck loading dock may occur for seasonal sales, such as Christmas trees from late November through December. The truck loading dock is located at the northeast cornerof the building. The bay doors will be equipped with sealed gaskets to limit noise impacts. A smaller on grade door is located on the east side of the building. This door is to receive smaller local deliveries such as bread delivery and Federal Express type trucks. A transformer and two self-contained trash compactors will also be located along the east side of the building. Trash and recycling pick up times will be established in coordination with the local waste company and number of deliveries will be dependent on the volume the warehouse sells.

Ancillary Uses: Alcohol Tasting License Costco has recently developed an alcohol tasting protocol to be performed by authorized vendors within the warehouse to allow members to sample no more than three types of beer, wine or spirits in the warehouse prior to purchase. Costco is in the process of obtaining Type 86 Tasting licenses from State Alcoholic Beverage Control in 16 locations in Southern and .

Fuel Facility

The Costco fuel facility, available to Costco members only, includes a 10,340 square foot open air canopy and will be located on the southeast corner of the Costco development. A 125 square foot controller enclosure will be located on the east side planting island of the fuel station to house the control equipment for the fuel facility. The prefabricated controller enclosure will be built with steel walls and finished with paint to match the warehouse building colors. There will be four covered fueling bays, each with 4 gas dispensers that fuel two cars each for a total fueling capacity for 32 pumps. The fueling station will also have 8 stacking lanes, which will provide for 32 vehicles waiting for open pumps in addition to the 32 vehicles at the pumps. The pumps are fully automated and self-service for Costco members only, with a Costco attendant present to oversee operations and assist members with questions or requiring assistance.Underground fuel tanks will also be installed at the eastern edge of the fuel facility. Lights will be recessed into the canopy and provide both lighting during operating hours and a lower level of security lighting after hours.

Costco Operations

Costco Wholesale is a membership-only retail/wholesale business, selling high quality national brands and private label merchandise for commercial and personal use. The warehouse hours are anticipated to be: Monday through Friday from 9:00 am to 8:30 pm and Saturday and Sunday from 9:00 am to 7:00 pm. The fuel facility hours are anticipated to be daily from 5:00 am to 10:00 pm.

Costco anticipates an average of about 10 to 14 trucks delivering goods on a typical weekday. The trucks range in size from 26 feet long for single-axle trailers to 70 feet long for double-axle trailers. Receiving time is from 2:00 a.m. to 1:00 p.m., averaging 2 to 3 trucks per hour, with most of the deliveries completed before the 10:00 a.m. opening time. Deliveries to the warehouse are made primarily in Costco trucks from its freight consolidation facility in Tracy, California, coming to the site from Highway 880, and accessing the site from either the Mowry Road and Cedar Boulevard to Newpark Park Road, which loops around the warehouse or off the Stevenson Drive exit and Balentine Way.

It is estimated that fuel will be delivered to the gasoline facility in 5 to 7 trucks per day. The largest fuel trucks are approximately 70 feet long. While delivering the fuel, the truck will be parked over the underground tanks located on the west side of the gas facility. Delivery for the fuel facility will be completed from a remote fill port and pull out for the fuel truck off Newpark Mall Road. The pull out will allow for the truck to park while delivering fuel and will not block access during the process at Newpark Mall Road. No parking signs will be installed to prohibit the public from using the pull-out area for parking. The gas facility is located at the most remote area of the Costco parcel and designed to avoid traffic and queuing conflicts with the warehouse.

In order to open and operate the gas facility, Costco will have to meet requirements of local, state and federal regulators and agencies, including the City of Newark Fire Department, and Alameda County Department of Environmental Health, the Air Quality Management District, the State Water Resources Control Board, the California Environmental Protection Agency, and the United States Environmental Protection Agency.

The tire center typically will receive shipments of tires one to two times per week in single- or double- trailer trucks of up to 70 feet in length, and the same delivery truck will pick up old tires for recycling. Deliveries to and pickups from the tire center will be scheduled for pre-opening hours, typically about 6:00 a.m.

Project Objectives:

The proposed project has been designed to meet a series of objectives:

 Provide a Costco facility on a site with good access in a central location within the market area.

 Provide a Costco facility in a location that is convenient for its members and employees to to access for shopping and work.

 Provide a Costco facility with a state-of-the-art warehouse to better serve Costco’s members in the greater Newark area.

 Enhance the area with an economically viable development which is architecturally designed to be sensitive to the adjacent community, future development(s) and compatible with Costco’s needs for a new warehouse.

 Contribute to the City’s tax base.

 Develop the site consistent with the City’s development standards, Design Guidelines, Landscape Standards, and the Newpark Place Specific Plan.

 Expand the space available for integrated retail sales of goods and services in the City of Newark.

 Develop a site plan that minimizes circulation conflicts between automobiles and pedestrians.

Energy-Efficient Project Components

In an effort to keep operating costs low, Costco will incorporate many energy saving measures when constructing a new facility. Below are some of the significant practices that Costco currently incorporates into new buildings that help conserve energy and other natural resources:

Energy Conservation:  Parking lot light standards are designed in order to provide even light distribution, and utilize less energy compared to a greater number of fixtures at lower heights. The use of LED lamps provide a higher level of perceived brightness with less energy than other lamps.

 New and renewable building materials are typically extracted and manufactured within the region.

 The use of pre-manufactured building components, including structural framing and metal panels, helps to minimize waste during construction.

 Pre-manufactured metal wall panels with insulation carry a higher R-Value and greater solar reflectivity to help conserve energy. Building heat absorption is further reduced by a decrease in the thermal mass of the metal wall when compared to a typical masonry block wall.

 Costco uses a reflective cool roof material to produce lower heat absorption and thereby lowering energy requirements during the hot summer months. This roofing material meets the requirements for the EPA’s Energy Star energy efficiency program.

 The irrigation system includes the use of deep root watering bubblers for parking lot trees to minimize usage and ensure that water goes directly to the intended planting areas.

 Storm water management plans are designed to maintain quality control and storm water discharge rates.

 Use of native species vegetation and drip irrigation systems greatly reduces potable water consumption.

 High-efficiency restroom fixtures achieve Achievement of a 40% decrease and water savings over U.S. standards by using high-efficient restroom fixtures.

 HVAC comfort systems are controlled by a computerized building management system to maximize efficiency.

 HVAC units are high efficiency direct ducted units.

 HVAC units have phased out the use of HCFC’s completely. Long before the Montreal Protocol timeline.

 Lighting is controlled by the overall project energy management system.

 Gas water heaters are direct vent and 94% efficient or greater.

 Roof material is recycled standing seam metal panel, designed to maximum efficiency for spanning the structure.

 When masonry and concrete are used, the materials purchased are local to the project minimizing the transportation and impact to local road networks.

 Construction waste is recycled whenever possible.

 Floor sealant is No-VOC and represents over 80% of the floor area.

 Extensive recycling/reuse program is implemented for warehouse and office space including tires, cardboard, grease, plastics and electronic waste.

Phase A Residential

Site Information

Project Location: West side of Newpark Mall Road (former Sear’s parking lot) Newark, CA

Assessor Parcel Numbers: 901-111-19

Site Area: +/- 3.99 acres

Current Zoning: RC (Regional Commercial)

Current General Plan: Regional Commercial

Proposed Use: Mixed Use I

Project Description:

The site is located within the City of Newark, California, as part of the Newpark Mall. The existing site is the Sears parking lot, next to the Sears autobody shop to be demolished and redeveloped by the Mall Owner. The site is bound on the west by Newpark Mall Road, north and east by Castle Ave, and to the south is Alpenrose Court. The primary access to the site will be from Alpenrose Court, for visitors coming from Highway 880 at the Mowry Avenue exit with a future signalized intersection. A site plan and exterior images are provided as part of the PPR submittal.

Project Proposal:

The proposed project is 65’-80’ tall mixed-use apartment building with the following programs listed below. The ground level lobbies, amenity spaces, and retail all at 18’ in height, while the ground level residential units along Newpark Blvd are 12’ in height, in keeping with the design guidelines. The building footprint follows the street with minimal setback, to create a consistent urban street condition throughout the site, while creating a generous open space within the residential courtyard for various outdoor activities.

There are 6.5 levels of residential parking structure with 506 stalls, resulting in a 1.59 parking ratio.

The project proposes to either pay the affordable housing in-lieu fee or provide 9% onsite affordable housing at the following levels:

Site Plan:

The building is sited to anchor the main entry feature at the corner of Newpark Mall Road and Alpenrose Court, serving as a gateway for Newpark Place. The main entry along Alpenrose is lined with various amenity programs on the ground level, such as lobby, leasing, co-work, and fitness, with corner retail at the terminus of Alpenrose Court, directly across from the adjacent open space, to encourage a pedestrian active streetscape along the entire street. Following the intent of the Specific Plan, the building is designed to follow the curve of Newpark Mall Road, as well as a continuous building edge to create a vibrant urban streetscape, with units’ stoops and patios facing the sidewalk with lush landscape. In addition to the main Alpenrose Court lobby, two other residential lobbies are located on both Newpark Mall Road and Castle Ave, to provide convenient pedestrian connections for the residents to walk to all areas of Newpark Place. The streetscape on all sides of the building are lined with street trees, enhanced paving at entries, as well as bench seating and outdoor dining opportunities as part of the ground floor retail areas (Specific Plan policy SS/SD1). The proposed landscape plan follows the City Standards with native non-invasive and drought tolerant palette of trees, palms, and shrubs. All utilities servicing the building are screened by landscape throughout the site (Specific Plan Policy W/SD3). The building is focused to provide its residents a lively urban lifestyle, with a strong connection to the community, as well as to the great outdoors.

The site lighting is designed to provide safety for the pedestrian paths along all sides of the building, as well as highlighting the building entrances. The exterior building lighting is designed to accent architectural features and animate the building façade at night (Specific Plan Policy L/SD1-L/SD5). The residential garage is oriented with three sides behind building facades and one side along Newpark Blvd screened with metal panels consistent with the residential building materials and architectural language (Specific Plan policy P/SD2, P/BD1).

Architecture:

The residential building architecture is envisioned to bring a timeless modern sensibility to the new vibrant Newpark Place neighborhood, with a consistent architectural articulation and material palette throughout the entire building.

The overall building form is strong and simple, with pedestrian scaled street presence along the site (Specific Plan policyBM/BD 1, BF/BD4). The building follows the sweep of the road, forming a strong urban edge along all the street fronts (Specific Plan policy BF/BD 6), without any major breaks in the building mass (BF/BD7). At the corner of Alpenrose Drive and Castle Ave, outdoor seating is envisioned to activate the space between the building and the adjacent open space (Specific Plan policies BM/NA3, BM/NA4, SS/SD1,BF/BD8).

The building façade is designed with architectural features on all sides, as it is surrounded by public streets (Specific plan policy/BD 1). The fenestration and exterior articulation pattern seek to create a distinct building expression to provide scale and rhythm to complement the overall building mass. (Specific Plan policy BF/BD2) All the residential windows are operable, with unit balconies where appropriate (Specific Plan policy BF/BD 3). Along Alpenrose Drive, there is a continuous frontage of high bay amenity, lobby, and corner retail to activate the pedestrian streetscape (Specific Plan policy BM/NA1). The street level storefronts, with canopies and awnings at 12’-14’ in height create a pleasant pedestrian experience (Specific Plan policies BF/BD10, BB/NA17). Exterior building materials include metal panels, stucco, and aluminum storefront system with clear glass. (Specific Plan policiesBFM/BD1, BFM/BD2)

The key corners at the intersections are tower elements with sloped roof forms, to acknowledge the heightened visibility of the site, and to provide scale to anchor the building. (Specific Plan policies BM/NA2, R/BD1, R/BD2).