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HomeMy WebLinkAboutAttachmt 3 Written Statement Dublin Gateway Medical Center (Parcel APN: 986-0016-015) Project Reference/Written Statement OVERVIEW OF PROPERTY General The Dublin Gateway Medical Center is proposed on the currently vacant site of approximately 7.14 acres, in the City of Dublin, comprising a portion of the planned development known as the Koll Dublin Corporate Center (PA 98-047) ("Koll Center"). The project site ("Project Site") is bordered on the east by Tassajara Road, on the north by Dublin Boulevard, on the west by the main entrance to Koll Center, and on the south by an access road into Koll Center. The Project Site was originally approved for a six story, 178,849 square foot, office building located at the corner of Tassajara Road and Dublin Boulevard. The Project Site is currently owned by the Alameda County Surplus Property Authority ("County"). The County and Triad Partners, Inc. ("Triad") are in contract to have Triad purchase the Project Site from the County. The entire project will total 178,000 square feet and will incorporate three Class "A" three-story office buildings and a four level parking structure ("Project"). The Project will include a 62,300 square foot LifeStyleRx Wellness Center, two medical office buildings totaling 115,700 square feet and a four level parking structure with 427 parking spaces. Sjte Charactedstks The site is generally flat with localized high areas resulting from the site-clearance and grading activities. All of the off-site improvements have been completed, as well as the on-site access roads which will provide ingress and egress to the Project Site from both Tassajara Road and Dublin Boulevard. Therefore, substantially all of the development activity will be limited to on-site improvements. Development Proposal, General The Project is designed to be developed in two phases. Development of Phase I will encompass the entire Project Site and will include the LifeStyleRx Wellness Center (62,300sf) and the adjacent Medical Office Building (57,700sf), for a total of approximately 120,000 square feet. The two buildings will be connected by a covered pedestrian walkway. Surface parking will be provided at a ratio of approximately 4/1000. Development of Phase II will include a second Medical Office Building (58,000sf) and a four level parking structure containing 427 parking spaces. Due to the elimination of surface parking spaces during the construction of Phase II, the parking structure will be constructed first and it is proposed that the 200 "Park and Ride" spaces be used as interim parking. These 200 spaces almost exactly equal the 196 surface spaces being displaced by the parking structure. To make the Park and Ride parking spaces more convenient, a shuttle service will be implemented, as needed, until the parking structure is completed. Dublin Gateway Medical Center October. 2004 Development Approva MEO ATTACHMENT "'> OCTP" 20M DUBUNr"\PLANN'NG ÿAD1(- (¡:' The following paragraphs address each of the requests in the Written Statement section of the City of Dublin application requirements for the Conditional Use Permit and Site Development Review. a. What type of business, activity or use are you proposing? The business activities located in the Project will include all healthcare and community related services including a wellness and fitness center, healthcare services in the UfeStyleRx and Medical Office Buildings, day spa, café/ coffee house with an outdoor patio area, parking lot and parking structure. The Project will include related activities such as educational programs and seminars, babysitting and child supervision for patrons and community activities. b. How many employees will you have or propose to have? The UfeStyleRx is expected to have the equivalent of approximately 50 full time employees with approximately 20 employees working at anyone particular time. The number of equivalent full time employees in the two Medical Office Buildings will be approximately 200. c. What are the proposed hours and days of operation? Hours of operation for the UfeStyleRx are expected to be between 5:00 a.m. to 10:00 p.m.-on Mondays through Fridays and 6:00 a.m. to 8:00 p.m. on Saturdays and Sundays. The normal hours of operation for the Medical Office Buildings will between the 9:00 a.m. and 5:00 p.m. Mondays through Fridays. Certain physician office hours may be earlier or later, and may operate on weekends. d. Will your business, activity or use target a specific segment of the community? The Project will cater to individuals and families of all ages throughout the Dublin community. It may also have a limited response from surrounding communities, although certainly the majority will be from Dublin, especially as the community continues to grow. e. In what ways will your business, activity or use benefit the community? Currently the City of Dublin has very limited healthcare facilities to support its current population, and will be clearly underserved as the community grows. The Project is intended to satisfy this need for healthcare services. The Project will not only provide physician offices, but will also offer a state of the art facility designed to improve the overall health of community residents through fitness, health and educational programs. The UfeStyleRx Wellness Center Dublin Gateway Medical Center October, 2004 Development Approval Application Page 2 will be operated by ValleyCare Health System, similar to its Livermore facility. It will be a multi-purpose facility providing fitness and healthcare services to community residents of all ages. Children's needs will be addressed by such programs as a junior workout room with specialized workout equipment for younger members, as well as a child supervision program to care for children while their parents use the facility. There will also be youth and family activities and programs during the school year and during the summer, including sports conditioning and athletic training. For adults and children, LifeStyleRx will have supervised physical therapy, arthritis treatment, dietary classes, and other healthcare treatments, as well as fitness classes, state of the art fitness equipment, a basketball court, an indoor jogging track and a lap pool. A warm water pool and exercise equipment specifically designed for patients requiring specialized care are just two examples of the unique healthcare that will be provided in the UfeStyleRx. Additional educational and community programs like "Early Intervention for Infants/Toddlers" and "Mom's at Rest" is a sampling of programs to be offered at LifeStyleRx to reach out to community members. The Medical Office Buildings will cover the range of healthcare services supporting the community of Dublin. These will include services such as Urgent Care, including imaging and a lab, surgery center, orthopedic care, family healthcare services, women's health, cardiology, opthamology, dermatology and dental. This is only a partial list of the services which are envisioned for the Medical Office Buildings. The ability to access specific healthcare services, in conjunction with a state-of-the-art wellness and fitness facility, will create a campus environment providing a range of services in one location. A direct link to ValleyCare Hospital is also a further benefit for those requiring additional healthcare services. When completed, Dublin Gateway Medical Center will be an important and integral part of the healthcare needs for the City of Dublin and its residents. f. Are there any ways in which your business, activity or use may disrupt the peace of the surrounding residents or businesses? and g. Are there any ways in which your business, activity or use have a negative effect on the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare? and h. Will your business, activity or use create any negative impacts on property, transportation systems or existing improvements in the neighborhood? The Project is planned and designed to be a positive addition to the community providing much needed healthcare services. It will compliment the adjacent commercial uses, both existing and planned to its east and west, and will be compatible and support the growth of the residential community to the north and east. It is an ideal land use adjacent to the 580 Freeway providing easy access and visibility for the healthcare services it will provide. The development Dublin Gateway Medical Center October, 2004 Development Appro~'al Application Page 3 will not disrupt the peace of surrounding businesses or residents, will not have a negative impact on persons residing or working in the vicinity, will not be detrimental to public health safety or general welfare and will not create any negative impacts on property, transportation systems or existing improvements in the neighborhood. i. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc will provide a desirable environment for the future development. The site layout, including the location of the structures, vehicular access, circulation and parking were considered at length in an effort to provide a project that would be architecturally significant on both major streets, Tassajara Road and Dublin Boulevard, while also being compatible with adjacent uses. The three Class "A" three-story buildings located up close to both streets will internalize the parking and pedestrian circulation while minimizing the views into the parking areas. The four level parking structure, lower in height than the front buildings, is located behind these buildings sheltered substantially from the views from both streets. It was also orientated perpendicular to Tassajara Road to further minimize its visual impact, and will be landscaped with trees. The structure will be almost hidden from view traveling on both Tassajara Road and Dublin Boulevard by existing and future buildings. Notwithstanding, there will remain key view corridors throughout the site from both Tassajara Road and Dublin Boulevard so the Project will still have an open feeling. Vehicular access is excellent to the Project from both Tassajara Road and Dublin Boulevard via existing and dedicated signalized access points. Ingress and egress on site is accomplished using two drive locations which line up exactly to the drive locations of the existing Koll Buildings and the drive locations of the Bank of America and future retail center. Internal vehicular circulation provides easy and safe access directly to parking areas or to a convenient drop off point in front of all buildings which then conveniently leads to available surface level and structured parking areas. The parking areas are well planned to provide convenient parking while at the same time not overwhelming the site with asphalt and concrete. There will be abundant landscaping in the parking areas as well as around the parking structure and buildings to soften their visual impact. Future and existing pedestrian sidewalks, walkways and cross walks were carefully considered to provide, and safely link, all parking areas, adjacent commercial uses and perimeter sidewalks to each building location. In addition, the design of the covered pedestrian walkway between the UfeStyleRx Building and the Medical Office Building will be a focal point by not only providing pedestrian access to each building, but also access through to the intersection of Tassajara Road and Dublin Boulevard to adjacent retail, apartment and other residential areas. Dublin Gateway Medical Center October. 2004 Development Approval Application Page 4 This will have a positive impact by reducing the amount of automobile traffic from and to the Project and surrounding uses. j. Is the site physically suitable for the type and intensity of development proposed? The site is located within one block of the 580 Freeway, adjacent to major traffic circulation routes and next to existing and proposed large scale commercial and retail development. The site is suitable for the type and intensity of development proposed. k. Describe how the proposed development may impact views. There are no scenic views from roadways or other public areas near the site that could be impacted by this development. The view from Tassajara Road and Dublin Boulevard across the currently vacant property will be changed to be a view of the Project with its associated landscaping and parking areas. l. Describe the physical characteristics of the site including existing slopes and topographic features. The site is generally flat with localized high areas resulting from the site-clearance and grading activities. All of the off-site improvements have been completed, as well as the on-site access roads which will provide ingress and egress to the Project Site from both Tassajara Road and Dublin Boulevard. Therefore, substantially all of the development activity will be limited to on- site improvements. m. Describe the architectljral design theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. and n. Describe how the landscape features have been designed so as to insure visual relief and an attractive environment for the public. The three Class "A" three-story buildings are intended to impress a reasonable scale on both Tassajara Road and Dublin Boulevard to create an architectural statement, while not overwhelming pedestrian and adjacent uses. The three-story design decision was intended to "step down" the scale of the four-story Koll Buildings to the corner of the Project Site and make the scale complimentary to the single-story Bank of America to the west and the Wells Fargo building to the north, together with the future retail uses across Tassajara Road. The design and materials of these buildings were meant to compliment the design of the adjacent Koll Buildings while retaining their own identity and presence. They have a straight and curved shape curtain wall system with sandstone pre-cast concrete panels and green tinted glazing. The ribbon curtain wall system also has horizontally and vertically expressed mullions and vertical butt joint glazing. The buildings have column elements with vertical fins at the top Dublin Gateway Medical Center October. 2004 Development Approval Application Page 5 joining the canopy just below the parapet to create more detail and punctuate the building profile. Low level canopies at both the entry and outdoor plaza break down the building mass to a human scale. The outdoor plaza area or "rotunda" at the corner of Tassajara Road and Dublin Boulevard will further enhance the pedestrian experience and architectural statement by a series of radial pre-cast columns, a composite aluminum "ring", enhanced paving and landscaping, raised water feature and an outdoor sculpture. The height of the ring will be approximately half as high as the corner buildings, attempting to "step down" this element to the pedestrian level. The rotunda will serve as a direct access point to the covered pedestrian walkway. This area will be lighted, together with the building columns, to provide a dramatic evening effect. The covered pedestrian walkway will be the main entrance to the UfeStyleRx Building and the adjacent Medical Office Building. It will feature enhanced finishes and an open and airy feeling with skylights providing natural light. It will be the gateway to these buildings from the parking areas and internal pedestrian areas, and will also provide direct access to the corner of Tassajara Road and Dublin Boulevard to adjacent retail and residential uses. The four level parking structure has been efficiently designed with the highest level of capacity within the smallest footprint and building envelope. Its height was minimized to just 43 feet to the top of the upper level parapet to reduce any visual impact. Sloping floors and steel wire guard rails have been obscured with the introduction of a layered façade treatment. All four sides will be landscaped, including the use of trees, to mitigate the visual impact of the parking structure to adjacent streets and uses. The overall landscaping concept is to provide for a more formal appearance while addressing environmental considerations. Bioswales will be strategically placed around the site to properly address runoff. Trees will be predominately evergreens to keep a green appearance all year round and be used to soften the buildings and parking structure. Accent trees and shrubs will provide color and texture consistent with surrounding areas. o. Is the proposed project located on a hazardous waste and substances site (pursuant to Government Code Section 65962.5)7 A Phase 1 environmental site assessment report has been completed and there were no specific hazardous substance concerns noted and no further environmental investigation was recommended. Dublin Gateway Medical Center October, 2004 Development Approval Application Page 6