DEVELOPMENTS

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Fremont Boulevard

TPH_NC_Parasol_P5_Kitchen

Site Description

  • Two-acre site with convenient freeway access to East Bay and Silicon Valley employment centers.

 

Goal

  • Design project concept, including site plan and architecture, and secure land use entitlements for sale to builder (TriPointe Homes).

 

Challenges

  • Site planning around historic structure, which needed to be preserved.
  • Requirements to limit impacts on historic resource.
  • Property adjacent to existing neighborhood, which had concerns regarding building heights and privacy impacts.
  • Awkward parcel shape and access off busy vehicular thoroughfare.

 

Solution

  • Received unanimous recommendations from the city’s Historical Architecture Review Board and Planning Commissions and Fremont City Council Approval for a program including 38 townhomes and preservation of an historic building.
  • Worked with neighboring property owners on site plan and architectural changes that helped address concerns about privacy impacts.
  • Creative site plan that situated roads, common open space and water treatment basins to create more separation between new structures and neighboring properties as well as the historic structure.

 

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Sellers Avenue

00-Sellers

Site Description

  • 13.8 Acre agricultural site between existing neighborhood and adjacent parcel planned for development.

 

 Goal

  • Design project and secure land use entitlements; work with property owner on preserving privacy of existing onsite home, which was carved out of the project and preserved.

 

Challenges

  • Maintaining privacy of home to be preserved on site.
  • Site adjacent to adjacent lower density neighborhood, which had concerns about increased density and privacy impacts.
  • City desired access to be shared with adjacent parcel, which was also planned for development.

 

Solution

  • Obtained a parcel map to remove existing home from the proposed subdivision and then received City Council approval for a subdivision of 84 single family detached homes.
  • Designed site plan with roads and water quality treatment areas separating the existing home from the new structures, thus preserving the privacy of that home.
  • Worked to deepen setbacks that abutted neighboring residences, thus preserving the privacy of adjacent homeowners.
  • Worked with the developer of the adjacent parcel on the design and sharing of costs of utility and roadway improvements, resulting in design and cost efficiencies for both parties.

 

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839 Hinckley

839-Hinckley-Road-Photo

Site Description

  • 13,600 sf recently renovated building situated on 28,205 sf parcel purchased by the San Mateo Union High School District for IT consolidation.

 

Goal

  • Identify untenanted, off market properties appropriate for School District Use, with Sellers acceptable of a longer than standard escrow period to account for School Board Member Approval.

 

Challenges

  • Given the robust economic environment, very difficult to locate untenanted buildings, with an additional ask for a longer escrow period.
  • The property needed to be located within current School District Boundaries, thereby limiting the amount of inventory available.

 

Solution

  • Worked closely with local property managers and property owners to locate potential properties; extensive communication with Seller to address unique needs of the School District.
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3666 Mt. Diablo

Diablo-Pics-Choice

Site Description

  • 2 acre site in downtown environment, with proximity to BART station.

 

Goal

  • Secure land use entitlements, including site planning and architecture, and represent developer / client (Lennar Homes) at public hearings and meetings with city staff. Client to construct and sell individual units after entitlements.

 

Challenges

  • Neighborhood group concerns regarding density, traffic, and circulation.
  • Adjacent business / property owner concerns regarding effect on their property’s access and overall viability.
  • Designing community that combines semi rural environment with downtown location.
  • Concerns with value of commercial land use on property.

 

Solution

  • Received unanimous approval from City of Lafayette for mixed use development, including 66 condominiums and 5,400 sf of retail space.
  • Proposed more economically viable residential use on majority of property, while limiting retail use to prominent corner of site.
  • Conducted extensive neighborhood outreach to address specific concerns.
  • Secure offsite agreement to enable access and diffuse neighbor opposition.

 

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Mora Avenue Property

00-Mora

Site Description

  • Five acre industrial site with multiple property owners. While the site was subject to an amortization that called for a conversion to residential use, the site’s multiple property owners and contamination issues complicated the acquisition and entitlement process.

 

 Goal

  • Secure land use entitlements, including site planning and architecture, and represent developer / client (Lennar Homes) at public hearings and meetings with city staff. Client to construct and sell individual units after entitlements.

 

Challenges

  • Working with multiple property owners on purchase contract while conducting extensive and time consuming due diligence, especially concerning site’s contamination by previous owners.
  • City desired the preservation of a public street and design of a public park into the project.
  • While the property was landlocked on three sides, the city desired a pedestrian access through both the site and private property to the rear.

 

Solution

  • Managed the design of the program and received unanimous approval from Mountain View City Council for a project that included 61 townhomes and 14 detached units.
  • Created public park as an amenity for both the project’s residents as well as the surrounding neighborhood.
  • Assisted in negotiations with the city for the purchase of right-of-way so that private street could serve as project thoroughfare, thus preserving project buildable square footage.
  • Designed program so that pedestrian access across the site could exit multiple points of the landlocked property, giving the city flexibility in ultimately purchasing a parcel for through access.

 

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St. Alphonsus School

160413-StAlphonus

Site Description

  • 4.7 acre site with aging, unoccupied building structures.

 

Goal

  • Maximize value to institutional property owner for future disposition through site planning, civil engineering, and architecture. WGV to secure entitlements through public hearing process and subsequently broker disposition of asset.

 

Challenges

  • Infeasible commercial land use on large portion of site.
  • Recently adopted Design Standards negatively affect land value.
  • Immediately adjacent to freeway and sloping site topography.
  • Neighbor concerns on potential loss of views.

 

Solution

  • Received General Plan Amendment for residential use on majority of property.
  • Developed housing product at appropriate price point in light of freeway adjacency.
  • Entitled 56 townhomes for immediate market release , plus 6,000 s.f. retail space for future.
  • Collaborated with Staff and appointed public officials to work with intent, not literal parameters, of Design Standards.
  • Developed tuckunder product to enhance usable open space in hillside terrain.
  • Worked cooperatively with local property owners to find land plan solution amenable to all parties.

 

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