HomeMy WebLinkAbout04-046 Dubln Gateway Med Ctr
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: January 25, 2005
SUBJECT:
ATT ACHMENTS:
RECOMMENDATION:
PROJECT DESCRIPTION:
Back!!round
PUBLIC HEARING: PA 04-046, Dublin Gateway Medical Center
Conditional Use Permit and Site Development Review
Report Prepared by, Mamie R. Nuccio, Associate Planner~
1.
Resolution approving a Conditional Use Pennit/Site
Development Review, with project plans attached as Exhibit
A
Koll Dublin Corporate Center Site Plan
Dublin Gateway Medical Center Written Statement
TJKM Transportation Consultants Parking Study dated
November 22, 2004
2.
3.
4.
1.
2.
3.
4.
5.
6.
Open Public Hearing.
Receive Staff Presentation.
Receive Public Testimony.
Close Public Hearing.
Deliberate.
Adopt Resolution approving 04-046 Dublin Gateway
Medical Center Conditional Use Pennit/Site Development
Review, with project plans attached as Exhibit A.
In November 1998, the Planning Commission approved a Tentative Parcel Map and Site Development
Review for a 37± acre parcel to create the Koll Dublin Corporate Center, located south of Dublin
Boulevard between John Monego Court and Tassajara Road within the Eastern Dublin Specific Plan Area
(Attachment 2). In December 1998, the City Council adopted an Ordinance approving a Stage 1 and 2
Planned Development Rezone and together with the Planning Commission approvals., established the land
uses and development standards for the Koll Dublin Corporate Center. Koll Dublin Corporate Center was
proposed to be developed in phases as follows:
· Phase I: three, 4-story office buildings for a combined total of 417,855 square feet
· Phase II: one, 6-story signature building at 178,849 square feet
· Phase III: one, 6-story hotel at 85,000 square feet and 14,000 square feet of retail
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Copies to: Applicant
Property Owner
In House Distribution
ITEM NO. ~'~)
Phase I was constructed in 2000-2001. A portion of Phase III was completed in December of 2004 and
includes a 6,100 square foot bank (Bank of America). On August 24, 2004 the Planning Commission
approved the remainder of Phase III which will include 50,530 square feet of retail (Ulferts Center). Due
to a change in market conditions, it was detennined that a hotel site would not be viable in this location
and the retail was approved instead. Phase II is the subject of this staff report.
The Dublin Gatewav Medical Center Proiect
The Dublin Gateway Medical Center (the "Project") would be located on 7.14 acres of land at the
southwest corner of Dublin Boulevard and Tassajara Road. The Project proposes the construction of
three, 3-story buildings (178,000 square feet) and a 4-level parking structure rather than the 6-story
building (178,849 square feet) previously approved for the site. The decision to reduce the number of
stories was thought to be a better design when taking into consideration the scale of existing buildings on
surrounding properties. The existing Koll Dublin Corporate Center office buildings to the south of the
site are 4-stories high and there are two, existing single-story banks to the west (Bank of America) and
north (Wells Fargo). Scaling down the number of stories from six to three creates a smoother transition
between existing structures. The proposed 3-story buildings also reduce the potential visual obstruction
that a 6-story building would have created to visually sensitive ridgelands viewed from 1-580, which has
been designated a scenic corridor.
Based on the Applicant's written statement (Attachment 3) and project plans (Exhibit A of Attachment 1),
the project proposes a 62,300 square foot indoor recreational facility (the Lifestyle Rx Wellness Center),
Medical Office Building One at 57,700 square feet, and Medical Office Building Two at 58,000 square
feet. A small café with outdoor seating is proposed to be located within Building One. Ancillary, medical
related, retail space is also proposed for Building's One and Two. A 4-level parking structure would also
be constructed as part of the project. The uses proposed within all three buildings are subject to standards
adopted as part of the Koll Dublin Corporate Center Development Plan (PA 98-047) and include a
combination ofpennitted uses and conditional uses (see Table 1).
TABLE 1
I Use Type Project Use Permitted Use or
Conditional Use*
Recreational Facility/Indoor Lifestyle Rx Wellness Center Conditional *
Massage, in conjunction with a Day Spa within Lifestyle Rx Conditional *
2ymnasiurn/health club Wellness Center
Health Services/Clinics Medical Office Building One Pennitted
Medical Office Building Two
Professional! Administrative Medical Office Building One Pennitted
Offices Medical Office Building Two
Eating and Drinking Café within Medical Office Building Pennitted
Establishments One
Outdoor Seating In conjunction with Café located Conditional *
within Medical Office Building One
Retail - General Medical Office Building One Pennitted
Medical Office Building Two
*Conditional Uses subject to review and approval of a Conditional Use Pennit
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In order for the Project to proceed as proposed, a Conditional Use Pennit will need to be approved for the
following five uses:
1. To allow for the operation of the Lifestyle Rx Wellness Center, an Indoor Recreational Facility.
2. To allow for the operation of a massage establishment in conjunction with a proposed Day Spa
within the Lifestyle Rx Wellness Center.
3. To allow for Outdoor Seating in conjunction with a café proposed within Medical Office Building
One.
4. To allow for a reduction in required parking for Phase I of the Project.
5. To amend the adopted Development Plan for the Koll Dublin Corporate Center to allow a massage
establishment in conjunction with physical therapy to be a pennitted use (currently it is a
conditional use).
ANAL YSIS:
Conditional Use Permit Requirements
Indoor Recreaûonal Faciliry
In accordance with the Koll Dublin Corporate Center Development Plan, the proposed Lifestyle Rx
Wellness Center is subject to approval of a Conditional Use Pennit as it is considered an Indoor
Recreational Facility as defined by the Dublin Zoning Ordinance. Lifestyle Rx is a state of the art,
medically based, fitness center designed to meet the needs of everyone from children to senior adults. The
62,300 square foot health and wellness center would occupy the 3-story building located along Tassajara
Road. The ground floor would include separate areas for office space; child care; pool, spas, and saunas;
and locker rooms. The second floor would include a day spa with up to 10 massage stations; a basketball
court; studios; and, a fitness area. The top floor would have large fitness areas and a running track. The
Wellness Center would employ approximately 50 people with approximately 20 employees working at
any given time. The proposed hours of operation would be 5:00 a.m. to 10:00 p.m. Monday thru Friday
and 6:00 a.m. to 8:00 p.m. on Saturday and Sunday. The amount of parking provided would be in
accordance with Staffs analysis of the parking study conducted by TJKM Transportation Consultants (see
below for further discussion on parking).
Massage establishments, in conjunction with a gymnasiumlhealth club
As noted above, the Project proposes a 3,000 square foot Day Spa with up to 10 massage stations on the
second floor of the Lifestyle Rx Wellness Center. The Day Spa is considered a Personal Service use type,
and personal services have been detennined to be a pennitted use in accordance with the Koll Dublin
Corporate Center Development Plan. However, the massage component of the use is subject to a
Conditional Use Pennit. While the Day Spa is being offered in conjunction with Lifestyle Rx, it is
anticipated that it will be open to the public as well as being available to the patrons of the Wellness
Center. The hours of operation for the Day Spa would not exceed the hours of operation for the Lifestyle
Rx Wellness Center. As is required of all massage establishments within the City, individual massage
therapists would be required to obtain the necessary pennits from Dublin Police Services prior to
conducting massage within the Wellness Center.
Outdoor seating
Outdoor seating is another use type identified within the Koll Dublin Corporate Center as a conditional
use. The proposed site plan identifies a pedestrian plaza area between the Lifestyle Rx Wellness Center
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and Medical Office Building One, at the corner of Dublin Boulevard and Tassajara Road (See Exhibit A
of Attachment 1). The Applicant is proposing to use 2,500 square feet of this plaza area for outdoor
seating associated with a proposed café within the ground floor of Medical Office Building One.
Approval of the exact configuration of the outdoor seating would be subject to future review and approval
of a Site Development Review Waiver. The Waiver would identify the exact location and number of
tables and chairs to be located with the plaza area. The Zoning Ordinance gives the Community
Development Director and his/her designee the authority to review and approve Site Development Review
Waivers.
Parking Reductions for an Individual Use
The Dublin Zoning Ordinance allows for reductions in required parking by way of a Conditional Use
Pennit when the Applicant believes that a proposed use within their project would function differently
than the generic use type, and associated parking standards, required by the Zoning Ordinance. The
Zoning Administrator is given the authority to grant a reduction in parking for an individual use type,
however, because the Planning Commission is the decision making body for the Site Development
Review request, the Zoning Administrator is referring their decision-making authority to the Planning
Commission.
The request for a reduction in required parking is for Phase I of the Project: the Lifestyle Rx Wellness
Center and Medical Office Building One. The parking requirements for the use types proposed within
Phase I of the project are shown in Table 2.
TABLE 2 - PHASE I : ESTIMATED PARKING REQUIREMENTS
, Use Type Parking Requirement* (8.76.080) No. of Stalls
ReQuired**
Indoor Recreational 1 per 150 square feet of weight room, pool, and spa area, plus 371
Facility 1 per 50 square feet of aerobics or martial arts area, plus
1 per tanning or massage station, plus
1 per 300 square feet of retail, plus
1 per 100 square feet for eating and drinking facility, plus
1 per 250 square feet of office.
Locker and dressing rooms are not considered for parking
purposes.
Health 1 per 150 square feet 182
Services/Clinics
Professional! 1 per 350 square feet (for buildings over 40,000 square feet) 78
Administrative Office
Eating and Drinking 1 per 100 square feet 45
Estab lishm ent
Retail- General 1 per 300 square feet 3
Phase I Total 679
*Square footages are in tenns of Gross Floor Area.
**The number of stalls is based on a preliminary floor plan and approximate square footages and are
intended to be used for comparison purposes only.
A parking study was conducted by TJKM Transportation Consultants (Attachment 4) and studied the
expected parking demand of the Lifestyle Rx Wellness Center (62,300 square feet) and the adjacent
Medical Office Building One (57,700 square feet). A parking occupancy survey was conducted at a nearly
identical facility in Livennore operated by Valley Care which is the same tenant for this Project. The
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Livennore facility includes a 80,366 square foot Wellness Center and adjacent 65,726 square foot Medical
Office Building. Based on the results of the Livennore parking occupancy survey, the proposed 459 stalls
for Phase I of the Project would be more than adequate to meet the expected peak parking demands. For
Phase II of the Project (Medical Office Building Two) no reduction in parking is requested. The Zoning
Ordinance requirement of 1 stall per 250 square feet is applied as the building would encompass a mixture
of health services/clinics and professional/administrative offices.
Minor amendment to an adopted Development Plan
The Dublin Zoning Ordinance allows for minor amendments to an adopted Development Plan if a finding
can be made that the amendment substantially complies with and does not materially change the
provisions or intent of the adopted Planned Development Zoning District Ordinance for the site. The
Planning Commission is given decision making authority for requests to amend a Development Plan via
the Conditional Use Pennit process.
The adopted Development Plan for the Koll Dublin Corporate Center states that massage establishments
in conjunction with physical therapy are subject to a Conditional Use Pennit. A massage establishment is
not defined in the Development Plan so the Zoning Ordinance definition is applied. According to the
Zoning Ordinance definition, a person holding an unrevoked certificate to practice the healing arts,
including a physical therapist, is exempt from having to obtain a Conditional Use Pennit. The
requirement in the Development Plan that massage conducted in conjunction with physical therapy is
subject to a Conditional Use Pennit is in direct conflict with the Zoning Ordinance. The proposed minor
amendment to the Development Plan would establish consistency between the Development Plan and the
Zoning Ordinance by exempting physical therapists from having to obtain a Conditional Use Pennit to
conduct massage at the project site.
Site Development Review
Site Plan:
The project site is situated at the southwest corner of Dublin Boulevard and Tassajara Road. Glynnis
Rose Drive borders the west side of the site and Koll Center Drive is to the south. The site itself is
relatively flat, rectangular in shape, and approximately 7.14 acres in size. The Shops at Waterford is
located to the north of the Project, a newly constructed Bank of America to the west, three existing office
buildings constructed by Koll Development to the south, and vacant land to the east. The vacant land, to
the east is owned by Dublin Land Company and has a commercial land use designation.
The Project is proposed to be developed in phases. Phase I would include the Lifestyle Rx Wellness
Center, located along the Tassajara Road frontage, and Medical Office Building One, located along
Dublin Boulevard. The remainder of the site would be utilized for approximately 459 surface parking
stalls. Phase II of the project is proposed to be developed in two separate phases, a and b. Phase IIa
would include the construction of a 4-level parking structure over a portion of the existing surface parking
at the south side of the site. Phase lIb would be the construction of Medical Office Building Two, located
along Dublin Boulevard, west of Medical Office Building One.
Access and Circulation:
Off-site improvements, including Dublin Boulevard and Tassajara Road, and on-site access roads, Glynnis
Rose Drive and Koll Center Drive were previously constructed by others and will provide vehicular access
to the site. Existing and proposed pedestrian sidewalks, walkways and crosswalks were carefully
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designed to safely link all parking areas, adjacent commercial uses, and perimeter sidewalks to each
building location. A covered pedestrian walkway between the Lifestyle Rx Wellness Center and Medical
Office Building One has been designed as a focal point providing pedestrian access to each building as
well as drawing pedestrians to and from the intersection at Dublin Boulevard and Tassajara Road into the
site.
Parking:
Based on preliminary floor plans and approximate square footages of the uses within Phase I of the
Project, it is estimated that 679 parking stalls would be required in accordance with the Zoning Ordinance.
As discussed in a previous section, Parking Reductions for an Individual Use, the parking study
conducted by TJKM Transportation Consultants (Attachment 4) concluded that the amount of parking
proposed for Phase I, 459 spaces, would be adequate to serve the Lifestyle Rx Wellness Center and
Medical Office Building One. Parking for Phase I would be provided on a surface parking lot located
generally on the western and southern portions of the site. Approximately thirty-seven parking stalls
would be located on the south side of Koll Center Drive.
The amount of parking required for Medical Office Building Two proposed in Phase lIb of the project,
would be 1 stall per 250 square feet of gross building floor area (232 stalls). It is anticipated that this
building would include a combination of health services/clinic uses (1 stall per 150 square feet) and
professional offices (1 stall per 350 square feet). As such, the average parking ratio of 1 stall per 250
square feet was used to detennine the amount of required parking.
Architecture:
The Lifestyle Rx Wellness Center, Medical Office Building One, and Medical Office Building Two have
been designed to be architecturally consistent with one another and compatible with the adjacent office
buildings within the Koll Dublin Corporate Center. The Project utilizes similar architectural details,
materials, and colors to those seen in the adjacent office buildings including, a blend of curved glass
curtain walls, a pre-cast concrete façade, and punched windows. The materials and colors are coordinated
with the setting, using sandstone pre-cast panels and green tinted glass to compliment and contrast with
the pre-cast panels. The glass curtain wall system has horizontal and vertical expressed mullions and
vertical butt joint glazing. The buildings also have pre-cast column elements with composite aluminum
vertical fins at the top which join a horizontal cornice feature. Ground floor canopies mimic the cornice
and fin feature found above the third floor giving the building a more human scale at the pedestrian access
points to the buildings.
In keeping with the overall design of the Project, architectural elements found on the medical office
buildings are incorporated into the parking structure. These elements include a pre-cast concrete façade in
sandstone and composite aluminum panel cornice features. The cornice features can be found above the
vehicular entrances to the structure and atop two tower-like elements (one tower encloses the elevator and
the other a stairwell). The elevations along the north and south side of the parking structure are broken up
with punched openings and decorative metal screens.
Landscaping and Fencing:
The overall landscape concept is to provide for a more fonnal appearance while addressing environmental
considerations. Bioswales will be strategically placed around the site to properly address stonnwater
runoff. Trees will be predominantly evergreen to keep a green appearance all year round and be used to
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soften the buildings and parking structure. Accent trees and shrubs will provide color and texture
consistent with surrounding areas.
As a central focal point to the project, the pedestrian plaza would include colored and textured concrete
paving that draws pedestrians into the plaza area from Dublin Boulevard and Tassajara Road. The plaza
is framed by a curved, low wall which incorporates a tiered water feature that flows downward towards
the plaza entry point. A grouping of 3 palm trees, also in a curved fonn, flanks each side of the plaza
entrance near the water feature. The transition between the public way and past the low wall water feature
is demarcated by a change in the decorative paving pattern. As you enter into the heart of the plaza area a
more elaborate paving pattern is incorporated. At the center of the plaza is a proposed sculpture with a
water feature base which would be the location for a future public art piece. The previously approved
Stage 1 and 2 Planned Development Zoning identified this location for public art and the Project has been
conditioned (Condition of Approval No. 31, Attachment 1) to ensure that the public art requirement is
complied with. Staff has begun discussions with the Parks & Community Services Department regarding
the public art and will be working with the applicant and/or property owner in the selection of an artist and
art piece.
A pedestrian breezeway between the Wellness Center and Medical Office Building One incorporates
polished granite floor pavers in a comparable design to the plaza area. Natural light is introduced into the
breezeway through a continuous skylight above a row of proposed Benjamin Ficus Trees. As you exit the
breezeway on the other side, decorative concrete paving and palm trees are again introduced, this time
framing a passenger drop-off area.
Env~onmenwlReriew:
This project is within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for
which a Program EIR was certified (SCH 1991103064). A Mitigated Negative Declaration (SCH
1996082092) has been approved for the Santa Rita Specific Plan Amendment of which this project is a
part. That Mitigated Negative Declaration, together with the Program EIR adequately describes the total
project for the purposed ofCEQA.
Noticing:
In accordance with State law, a public notice was mailed to all property owners and occupants within
three hundred feet (300') of the proposed project to advertise the project and the public hearing scheduled
for January 25, 2005. The public notice was also published in the Valley Times and posted at several
locations throughout the City.
CONCLUSION:
This application has been reviewed by applicable City departments and agencies and their comments have
been incorporated into the Project and the recommended conditions of Project approval. The proposed
Project is consistent with the Dublin General Plan and Eastern Dublin Specific Plan, and the Planned
Development Zoning for the Koll Dublin Corporate Center and represents an appropriate project for the
site.
RECOMMENDATION:
Staff recommends that the City Council, 1) open public hearing, 2) receive Staff presentation; 3)
receive Public testimony; 4) close Public Hearing; 5) deliberate; 6) adopt Resolution approving 04-046
Dublin Gateway Medical Center Conditional Use Permit/Site Development Review, with project plans
attached as Exhibit A.
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GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
ZONING:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIFIC PLAN/LAND USE
DESIGNATION:
Alameda County Surplus Property Authority
224 W. Winton Avenue, Room 110
Hayward, CA 94544
Attn: Patrick Cashman
Triad Partners, Inc.
8001 Irvine Center Drive, Suite 1000
Irvine, CA 92618
Attn: Joseph D. Carroll
Southwest corner of Dublin Boulevard and Tassajara Road
Tract 7147, Lot 7, APN 986-0016-015
PD, Planned Development (PA 98-047)
Campus Office
Eastern Dublin Specific Plan, Campus Office
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