Loading...
HomeMy WebLinkAbout06-026 Dublin Gateway Med Ctr Bldg 3 Hosp&Garg AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: May 8, 2007 SUBJECT: ATTACHMENTS: CONTINUATION OF PUBLIC HEARING: PA 06-026 Dublin Gateway Medical Center Building 3 Hospital and Garage - Planned Development Rezone and Stage 1 and 2 Development Plan, Conditional Use Permit, Site Development Review and Development Agreement (Adjudicatory and Legislative Actions) Report Prepared by Mamie R. Nuccio, Associate Planer 1) Resolution recommending City Council adoption of a CEQA Addendum for an amendment to the Stage 1 and 2 Development Plan for Planned Development Zoning District (PA 98-047) and for a Conditional Use Permit and Site Development Review for the Dublin Gateway Medical Center Building 3 Hospital and Garage Project, with draft City Council Resolution and draft Addendum attached as Exhibit A. 2) Resolution recommending City Council adoption of a Planned Development Rezone and Stage 1 and 2 Development Plan for the Dublin Gateway Medical Center Building 3 Hospital and Garage Project, with draft City Council Ordinance and draft Stage I and 2 Development Plan attached as Exhibit A. 3) Resolution referring decision making authority and recommending City Council approval of a Conditional Use Permit and Site Development Review for the Dublin Gateway Medical Center Building 3 Hospital and Garage Project, with draft City Council Resolution and proposed Project Plans attached as Exhibit A. 4) Resolution recommending City Council adoption of a Development Agreement for the Dublin Gateway Medical Center Building 3 Hospital and Garage Project, with draft City Council Ordinance and draft Development Agreement attached as Exhibit A. 5) Proposed amended Stage 1 and 2 Development Plan in draft form with amended text shown in strike-through and underline. 6) Draft April 24, 2007 Planning Commission Meeting Minutes. 7) April 24, 2007 Planning Commission Agenda Statement, without attachments. COPIES TO: Applicant/Property Owner File Mahendar Chima, Public Works Department Jim Tong Marty Iterbitzen Dave Chadbourne ITEM NO. 80 I Page 1 of8 G:\PA#\2006\06-026 Dublin Gateway Bldg 3 ModlPublic Hearing DocumentslPCIPCSR 05-08-07.doc RECOMMENDATION: ()t\/~/: l . '-. PROJECT DESCRIPTION: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close public hearing and deliberate; 5) Adopt Resolution (Attachment I) recommending City Council approval of a CEQA Addendum; 6) Adopt Resolution (Attachment 2) recommending City Council adoption of a Planned Development Rezone and Stage 1 and 2 Development Plan; 7) Adopt Resolution (Attachment 3) referring decision making authority and recommending City Council approval of a Conditional Use Permit and Site Development Review; and 8) Adopt Resolution (Attachment 4) recommending City Council adoption of a Development Agreement. The Dublin Gateway Medical Center is an existing 120,000 square foot medical office complex located on approximately 7.14 acres of land at the southwest corner of Dublin Boulevard and Tassajara Road. The medical office complex was approved by the Planning Commission in 2005 for approximately 178,000 square feet of medical offices and related uses as follows: . 62,300 square foot Lifestyle/Wellness Center . 57,700 square foot medical office building . 58,000 square foot medical office building . 4-level parking garage The medical office complex was approved to be constructed in two Phases as follows: . Phase One: o 62,300 square foot Lifestyle/Wellness Center o 57,700 square foot medical office building . Phase Two: o Phase Two(a): 4-level parking garage o Phase Two(b): 58,000 square foot medical office building Construction of Phase One was completed in January 2007; an alternative development project for Phase Two is the subject of this staff report. Phase Two Alternative Development Project Phase Two of the Dublin Gateway Medical Center project was approved in 2005 by the Planning Commission (Resolution 05-06) for the construction of a 3-story, 58,000 square foot medical office building and a 4-level parking garage on 3.13::!: acres of land (the "Original Approval"). In 2006, the Applicant/Developer, Triad Dublin Gateway, L.P., submitted a request for an alternative development project; the alternative project proposes the development of a 6-story, 168,000 square foot, lOa-bed hospital and a 5-level parking garage with 1 level below ground and 4 levels above ground on the same 3. I 3::!: acres ofland. Approval of the alternative project (the "Project") would not supersede the Original 20f8 Approval but would give the Developer the option to construct either project depending upon market conditions. A detailed description and full analysis of the Project, including environmental review, is included in Attachment 7 (the April 24, 2007 Planning Commission Agenda Statement). The focus of this report is the analysis related to the issues identified by the Planning Commission at the April 24, 2007 hearing. April 24, 2007 Planning Commission Meeting At the April 24, 2007 Planning Commission meeting, Staff presented the alternative Project known as the Dublin Gateway Medical Center Building 3 Hospital and Garage. The Planning Commission expressed concerns regarding the Project and directed Staff to work with the Applicant to address the following items (see Attachment 6): . Reduce the massing of the building at Dublin Boulevard and Glynnis Rose Drive by notching the corner of the building. . Revise the loading dock area to facilitate truck turning movements which would not interfere with vehicular traffic on Glynnis Rose Drive. . Relocate the trash enclosures to an internal location on the site. . Include architectural elements on all four sides of the parking garage and revise the vegetative screen on the south elevation. . Identify operational equipment such as generators and oxygen tanks and how the location and screening of these items will be addressed. . Provide additional information on staffing levels (i.e. shift changes, staffing plan) and parking requirements. ANALYSIS: Reduce the Massing of the Building The Applicant has revised the Project plans to include a "notch" in the building where the north and west elevations meet at the comer of Dublin Boulevard and Glynnis Rose Drive. The "notch" extends from the 5th floor up to the roof line and incorporates aluminum fins and an aluminum clad parapet consistent with the south elevation. The area created above the 4th floor by the incorporation of the "notch" is not proposed to be used as outdoor space due to the location of patient rooms on either side of the "notch" on the 5th and 6th floors. The "notch" is recessed approximately la-feet, 8-inches on the Dublin Boulevard elevation and 5-feet on the Glynnis Rose Drive elevation (Sheet A2.5, Exhibit A to Attachment 3). Revise the loading dock area The Applicant has revised the loading dock area to allow for delivery trucks traveling northbound on Glynnis Rose Drive to exit the roadway by maneuvering to the right and pulling into the loading dock area in a straight forward movement. Once off of Glynnis Rose Drive, the delivery truck can then back up into the loading bay to make deliveries. The previous turning movement required that delivery trucks, traveling northbound, pass the loading dock driveway and back into the dock at an angle. The new turning movement will enable delivery trucks to pull off of the street before backing up into the dock thus reducing potential conflicts with other vehicles traveling northbound on Glynnis Rose Drive towards Dublin Boulevard. A truck turning template has been incorporated into the Project plans demonstrating the new truck turning movement (Truck Dock Area, Exhibit A to Attachment 3). The Public Works Department has reviewed the new truck turning movements as well as the increased width of the loading dock driveway and finds that the revised circulation pattern and layout of the loading dock area will 30f8 facilitate easier truck turning movements for delivery truck operators and a safer environment for vehicular traffic traveling on Glynnis Rose Drive. As discussed at the April 24, 2007 Planning Commission meeting, the Applicant currently does not have a tenant for the Project and therefore has to make certain assumptions based on their research and the professional advice received from their hospital consultant relating to the potential number of deliveries utilizing the loading dock area. The Applicant estimates that there will be approximately 10-12 truck deliveries per week to service the Project. Based on these estimates, the Applicant believes that one loading dock is sufficient to meet the needs for the Project. Additionally, the re-design of the loading dock area allows for a delivery truck to be in the loading bay while a second delivery truck pulls off of Glynnis Rose Drive into the northern portion of the loading dock area; the second delivery truck can wait in this area, without obstructing the first truck from exiting the loading bay, and then safely back into the loading bay once the first truck has exited the loading dock area. While it is not anticipated that multiple deliveries would be occurring at the same time, the new configuration with a "loading dock waiting area" could accommodate two delivery trucks. Additionally, the Project has been conditioned (Condition of Approval No. 18, Exhibit A to Attachment 3) such that if the loading dock activities become a nuisance, a delivery schedule and loading dock operations plan (the "Plan") is required to be submitted to the City for review and approval. The Plan would set forth the delivery schedule for the loading dock operations that the operators of the Project would be required to comply with. Failure to comply with the Plan could result in revocation of the Conditional Use Permit. In an effort to screen the "loading dock waiting area" the Applicant proposes to provide a low 3-foot wall around the north and west sides of the waiting area; the wall would be screened by a landscaped berm (Truck Dock Area, Exhibit A to Attachment 3). Additional tress and shrubs would be provided around the berm consistent with the landscape palette for Dublin Boulevard and Glynnis Rose Drive. Relocate the Trash Enclosures As a part of the construction of Phase One of the Dublin Gateway Medical Center, a trash enclosure was constructed, and currently exists, along Dublin Boulevard; the enclosure holds two waste receptacles. The Project proposes to provide an additional trash enclosure that could accommodate two additional waste receptacles; this trash enclosure was proposed to be constructed directly adjacent to the existing trash enclosure along Dublin Boulevard. The Applicant proposes to relocate both the existing trash enclosure that serves Phase One and the proposed trash enclosure for Phase Two to the northeast side of the parking garage. The trash enclosure would be landscaped on three sides to screen it from an adjacent walkway to the east and parking spaces to the west (Trash Enclosure, Exhibit A to Attachment 3). In response to the Planning Commission's concern that one additional trash enclosure may not be sufficient to serve the Project, Condition of Approval No. 26 (Exhibit A to Attachment 3) has been revised to include language that requires frequent trash pick-ups to ensure the timely removing of waste from the property. Include Architectural Elements and Additional Landscaping for the Parking Garage The elevations of the parking garage have been revised to include the following: 1) Green tinted glass in the stairwells; 2) A cornice feature and aluminum fins on all four elevations; 3) Aluminum clad canopies above the vehicular entrances; and 4) A darker color scheme for the elevator tower. 40f8 Previously the stair towers included a decorative metal screen in the openings of the stairwells; the new stair towers have replaced the metal screen with green tinted glass consistent with the Phase One medical office buildings and the proposed hospital building. The glass element has been incorporated on the north, east and west elevations (Parking Structure Elevations, Exhibit A to Attachment 3). To address the Planning Commissions concerns that the parking garage needed more architectural elements consistent with the proposed hospital building, the Applicant has introduced a cornice feature on all four elevations. This cornice feature is visually supported by aluminum fins which tie into the vertical columns which are placed between decorative metal screens (Parking Structure Elevations, Exhibit A to Attachment 3). By introducing the aluminum fins and reducing the height of the vertical columns, the perceived massing of the parking garage has been reduced. The Applicant has introduced aluminum clad canopies above the two vehicular entrances to the parking garage (Parking Structure Elevations, Exhibit A to Attachment 3). These canopies are consistent with the Phase One medical office buildings which have aluminum clad canopies over two pedestrian entrances to the building; the proposed hospital building would also have an aluminum clad canopy over the main pedestrian entrance. The elevator tower is proposed to have a darker color scheme than the body of the parking garage to differentiate this element from the remainder of the structure. The outer wall of the tower is broken up with a variety of horizontal and vertical score lines. Previously, the north and east elevations of the parking garage were proposed to be screened with Coast Redwood and the south and west elevations with London Plane. London Plane is an approved "street" tree within the Koll Dublin Corporate Center and currently lines both the Koll Center Drive and Glynnis Rose Drive vehicular entrances to the project site. The Applicant has revised the plans to incorporate Coast Redwood on all four elevations while retaining some London Planes along Koll Center Drive and Glynnis Rose Drive to maintain consistency with existing "street" trees (Sheet Ll.l, Exhibit A to Attachment 3). Coast Redwood will provide a more attractive and effective landscape screen for the outer walls of the parking garage with their dense columnar shape; London Planes on the other hand have a wider canopy spread making it more practical as a shade tree. Incorporating additional architectural elements into the parking garage has created a unified design with the proposed hospital building and replacing some of the street trees with a dense, evergreen tree will provide a better vegetative screen for the outer walls of the parking garage. It should be noted that, if the Original approval is constructed (the 58,000 square foot medical office building and the 4-level parking garage), the aforementioned architectural elements and landscape revisions would not be incorporated into the parking garage since the design of that garage was previously approved under Planning Commission Resolution 05-06 in January 2005, unless the Applicant agreed to make such revisions. Lastly, the Development Plan gives the Developer the option to construct the 5-level parking garage in conjunction with the development of the 58,000 square foot medical office building should they decide that the additional parking may be beneficial to the proj ect; if the Developer elects to exercise this option, the aforementioned architectural elements and landscape revisions would be incorporated into the parking garage. Identify Operational Equipment As noted above, the Applicant currently does not have a tenant for the Project and therefore has to make certain assumptions based on their research and the professional advice received from their hospital consultant. While the Applicant recognizes the potential need for electrical, mechanical and plumbing 50f8 equipment which is not currently shown on the site plan, they are unable to determine, at this time, what the specific needs will be for the Project. Therefore, the Project has been conditioned accordingly (Condition of Approval No. 23, Exhibit A to Attachment 3) which requires proper screening of all electrical, mechanical and plumbing equipment as well as tanks. The condition of approval includes a provision that requires the Applicant to return to the Planning Commission for review and approval of equipment that is not underground, roof mounted and appropriately screened, or located within the building. At the April 24, 2007 Planning Commission meeting, the Applicant noted that future equipment needs may be accommodated by adding a basement to the building. Staff has determined that the addition of a basement would increase the overall square footage of the building, regardless of what the basement is used for, and therefore would require, 1) additional environmental review; 2) an amendment to the Development Plan for the Planned Development Zoning District in which the Project is located; 3) an amendment to the Conditional Use permit for the Hospital; and, 4) an amendment to the Site Development Review for modifications to the site layout. Such amendments would be required to be brought before the Planning Commission for recommendation to the City Council. Provide Additional Information on Staffing and Parking The tenant for the Project is currently unknown therefore the Applicant has estimated staffing levels based on comparable hospitals. The Project proposes to have a total of 450 employees and 75 doctors; the Applicant estimates there will be 150 employees and 25 doctors on the largest shift. It is unknown at this time what the actual staffing levels will be or when the shift changes would occur. The Applicant has been working with a hospital consultant to estimate the staffing levels for the proposed 100-bed hospital and feels comfortable that the estimates are an accurate representation of what is likely to occur. The City of Dublin Zoning Ordinance, Chapter 8.76, Off Street Parking and Loading Regulations, sets forth the parking requirements for a hospital use as follows: . 1 space for every 3 beds . 1 space for every 3 employees on the largest shift . 1 space for every doctor As discussed in the April 24, 2007 Planning Commission Agenda Statement (Page 7 of Attachment 7), the Project proposes to provide 100 beds, 150 employees on the largest shift and 25 doctors on the largest shift for a total parking requirement of 108 spaces. Combined with the 492 parking spaces required for the Phase One medical office buildings, a grand total of 600 parking spaces are required for both Phase One and Phase Two; all parking spaces, both surface and structured, would be shared between the two phases. The Project proposes to provide 684 parking spaces (512 spaces in the parking garage and 172 surface spaces), 84 spaces (or 14%) more than what is required. This additional parking is anticipated to reduce any potential peak parking demands that may occur during shift changes. To address the Planning Commission's concerns that there may not be adequate parking for the Project, Staff consulted a variety of sources (surrounding Tri-Valley cities, the American Planning Association's Parking Standards publication and the Institute of Transportation Engineers (ITE) Parking Standards) to obtain parking standards for hospital uses. Based on this research, Staff found that there is not one typical parking standard for a hospital but rather a variety of standards. In particular, Staff contacted the City of Pleasanton and the City of San Ramon since both of these communities currently have hospitals operating within their jurisdiction. San Ramon Regional Medical Center, located in San Ramon, has 187 patient beds and ValleyCare, located in Pleasanton, has 137 60f8 patient beds. Both communities have a lower parking standard than Dublin resulting in fewer required parking spaces. To better understand actual parking operations, Staff conducted a site visit to ValleyCare in Pleasanton and spoke with a representative of Valley Care. The site visit was conducted at 1O:00am on a Wednesday morning and revealed that the parking spaces closest to the entrances to the medical office buildings and hospital were largely full while parking further from the entrances was available. In speaking with a representative of ValleyCare, Staff learned that two issues the facility faces with respect to parking are physicians who park in the patient parking areas closer to the entrances to the building and BART patrons who park at the facility and walk to the nearby BART shuttle stop. The perception that ValleyCare does not have sufficient parking may be attributed largely to these two factors. With respect to Dublin Gateway, the vast majority of parking will be contained in the parking garage which means that physicians, employees, patients and visitors will all be walking relatively the same distance to the entrance of the hospital building. Based on the research conducted and the number of parking spaces proposed to be provided, which exceeds the number of spaces required by the Dublin Zoning Ordinance by 14%, it appears that there would be sufficient parking for the Project. CONCLUSION: The Project has been revised to address the concerns expressed by the Planning Commission at the April 24, 2007 public hearing. The Applicant has revised the architecture of the proposed hospital building to include a "notch" in the building at the corner of Dublin Boulevard and Glynnis Rose Drive. The loading dock area has also been revised to allow delivery trucks to access the site in a forward moving direction thus reducing potential conflicts between delivery trucks and other vehicular traffic along Glynnis Rose Drive. The elevations of the parking garage have also been revised to include the following architectural elements: a cornice, aluminum fins, aluminum clad canopies and colored glass. The exterior of the parking garage is also proposed to be better screened by introducing Coast Redwood trees along the south and west elevations. The trash enclosures which were previously located adjacent to Dublin Boulevard have been relocated to the north side of the parking garage and will be screened with landscaping on three sides. Lastly, the conditions of approval have been revised to address loading dock activities, waste removal and the placement of electrical, mechanical and plumbing equipment. Furthermore, the Stage 1 and 2 Development Plan has been amended to include language requiring Planning Commission and City Council review if additional square footage is added to the Project (i.e. a basement) and/or equipment or uses are not consistent with this approval. The Project is consistent with the Dublin General Plan, Eastern Dublin Specific Plan and the Dublin Zoning Ordinance (see Pages 12-14 of Attachment 7) and represents an appropriate project for the site. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close public hearing and deliberate; 5) Adopt Resolution (Attachment 1) recommending City Council adoption of a CEQA Addendum; 6) Adopt Resolution (Attachment 2) recommending City Council adoption of a Planned Development Rezone and Stage 1 and 2 Development Plan; 7) Adopt Resolution (Attachment 3) recommending City Council approval of a Conditional Use Permit and Site Development Review; 8) Adopt Resolution (Attachment 4) recommending City Council adoption of a Development Agreement. 70f8 GENERAL INFORMATION: APPLICANT/ PROPERTY OWNER: Joseph D. Carroll, Triad Dublin Gateway, L.P., 8001 Irvine Center Drive, Suite 10000, Irvine, CA 92618 LOCATION: 4084 and 4100 Dublin Boulevard ASSESSOR PARCEL NUMBER(S): 986-0016-021 and 986-0016-022 GENERAL PLAN LAND USE DESIGNATION: Campus Office SPECIFIC PLAN/ LAND USE DESIGNATION: Eastern Dublin Specific Plan, Campus Office ZONING: PD, Planned Development (PA 98-047) SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Property Site PD Campus Office Medical Office Planned Development North PD General Commercial Retail Commercial Planned Development South PD Campus Office Professional Office Planned Development East PD General Commercial Vacant Planned Development West PD Campus Office Retail Commercial Planned Development 80f8