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Home My WebLink AboutItem 6.2 Gateway Med Ctr Attch 1-2 I~'~t RESOLUTION NO. XX - 07 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A CEQA ADDENDUM AND STATEMENT OF OVERRIDING CONSIDERATIONS FOR AN AMENDMENT TO THE STAGE 1 AND STAGE 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 LOCATED AT 4084 AND 4100 DUBLIN BOULEVARD APN 986-0016-021 & 986-0016-022 P A 06-026 WHEREAS, the Applicant, Joseph D. Carroll on behalf of Triad Dublin Gateway, L.P., has requested approval of a Planned Development Rezone, Conditional Use Permit, Site Development Review and Development Agreement to construct a 6-story, 168,000 square foot, 100-bed hospital and a 5.,level parking garage (the "Project") on 3.13:!: acres ofland, located at 4084 and 4100 Dublin Boulevard, a portion of the Dublin Gateway Medical Center and the Dublin Corporate Center (formerly the Koll Dublin Corporate Center), within the Eastern Dublin Specific Plan Area and Planned Development Zoning District (P A 98-047); and WHEREAS, the Project is Phase Two of the Dublin Gateway Medical Center previously approved by 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 (the "Original Project"); and WHEREAS, the Dublin Gateway Medical Center is also a portion of the Dublin Corporate Center (formerly the Koll Dublin Corporate Center), within the Eastern Dublin Specific Plan Area and Planned Development Zoning District (P A 98-047); and WHEREAS, the Applicant, Joseph D. Carroll on behalf of Triad Dublin Gateway, L.P., has requested approval of a Planned Development Rezone, Conditional Use Permit, Site Development Review and Development Agreement to construct a 6-story, 168,000 square foot, 100-bed hospital and a 5-level parking garage (the "Project") on the same 3.13:t acres ofland, located at 4084 and 4100 Dublin Boulevard; and WHEREAS, the Project would provide the Applicant with the option of constructing the Original Approval or the Project as Phase Two of the Dublin Gateway Medical Center for the life of the Original Approval and the Project entitlements; and WHEREAS, the Project requires approval of a Planned Development Rezone and Stage 1 and 2 Development Plan to allow for the following: 1) the requested dual entitlements, 2) an increase in square footage on Lot 7 of Tract 7064 for the Dublin Corporate Center (P A 98-047), 3) revisions to the site plan approved under PA 98-047, 4) revisions to the landscape plan approved under PA 98-047, and 5) revisions to the development regulations approved under PA 98-047; and WHEREAS, in accordance with the original Development Plan for Planned Development Zoning District, PA 98-047 (Exhibits A-I and A-2 of Ordinance 22-98 incorporate herein by reference), the 5-'5-07 ~.OL Attachment 1 ~1J l~t Project requires approval of a Conditional Use Permit for the establishment and operation of a Hospital/Medical Center; and WHEREAS, the Project requires approval of Site Development Review for the development of the 6-story hospital building and 5-level parking garage; and WHEREAS, any approval of the Conditional Use Permit and Site Development Review is contingent upon City Council approval of the Planned Development Rezone and Stage 1 and 2 Development Plan; and WHEREAS, a complete application has been submitted and is available and on file in the Community Development Department; and WHEREAS, the Applicant has submitted project plans and exterior elevations dated received May 3,2007, for the required approvals; and WHEREAS, the Project is within the General Plan Eastern Extended Planning Area and within the Eastern Dublin Specific Plan area for which a Program Environmental Impact Report (EIR) was certified for the Eastern Dublin General Plan Amendment and Specific Plan (the "Eastern Dublin EIR") pursuant to the California Environmental Quality Act (CEQA) by City Council Resolution 51-93 and the Addenda dated May 4, 1993 and August 22, 1994 (SCH No. 91103064). The certified EIR, resolution and addenda are incorporated herein by reference. The Eastern Dublin EIR identified significant unavoidable impacts from development of the eastern Dublin area some of which would apply to the Project; and WHEREAS, the Project area is located within a portion of the Santa Rita Property for which the City Council previously approved a Mitigated Negative Declaration by Resolution 123-96 on October 15, 1996 (both incorporated herein by reference); and WHEREAS, the City Council previously approved a General Plan/Eastern Dublin Specific Plan Amendment for Dublin Ranch West by Resolution 42-05 and certified a related Supplemental EIR on March 15,2005 (both incorporated herein by reference); and WHEREAS, the City Council previously adopted Ordinance 22-98 on December 15, 1998 approving a Stage 1 and Stage 2 Development Plan for the Koll Dublin Corporate Center and finding the project within the scope of the Eastern Dublin EIR (incorporated herein by reference); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Initial Study has been prepared for the Project and a determination has been made that the proposed Project will not have a significant effect on the environment. The Project has been found to be within the scope of the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan (the "Eastern Dublin EIR") (SCH No. 91103064); the Santa Rita Property Mitigated Negative Declaration (the "Santa Rita Property MND") (SCH No. 96082092); and, the cumulative traffic analysis of the Dublin Ranch West Environmental Impact Report (the "Dublin Ranch West EIR") (SCH No. 2004112094). Together, the Eastern Dublin EIR, Santa Rita Property MND, and the cumulative traffic analysis of the Dublin Ranch West EIR, adequately describe the total Project for the purpose of CEQA. In accordance with CEQA Guidelines Sections 15162 and 15164, an Addendum has been prepared to reflect project changes from the prior CEQA analyses. The Addendum and related Initial Study dated January 2007 are attached as Exhibit A and incorporated herein by reference; and 20f4 ;;"61-.4 WHEREAS, the Planning Commission did hold properly noticed public hearings on the Project on April 24, 2007 and May 8,2007 and adopted Resolution 07-23 recommending approval of the CEQA Addendum; and WHEREAS, the Eastern Dublin EIR and Dublin Ranch West EIR identified significant unavoidable impacts from development of the Eastern Dublin area, some of which would apply to the Project; and WHEREAS, pursuant to CEQA Guidelines Section 15093 and the California Court of Appeals decision Communities for a Better Environment v. California Resources Agency (2002) 103 Cal. App. 4th 98, 125, approval of the Project must be supported by a new Statement of Overriding Considerations; and WHEREAS, the City Council held a properly noticed public hearing on May 15, 2007, at which time interested parties had the opportunity to be heard; and WHEREAS, a Staff Report dated May 15, 2007 was submitted to the City Council analyzing the Project and recommending approval of the CEQA Addendum and the project applications; and WHEREAS, the City Council considered the Addendum with the previously certified Eastern Dublin Environmental Impact Report, the Santa Rita Property Mitigated Negative Declaration and the cumulative build-out traffic portion of the Dublin Ranch West Environmental Impact Report before making a decision on the Project; and WHEREAS, the City Council did use its independent judgment and considered all reports, recommendations and testimony before taking action on the Project. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby make the following findings and determinations regarding said proposed Addendum: 1. The Dublin City Council reviewed and considered the Addendum prior to approving the Project. 2. The Initial Study/Addendum determined that the Project will not have a significant.effect on the environment. There is no substantial evidence in light of the whole record before the City that the project will have a significant effect upon the environment. 3. The Addendum has been completed in compliance with CEQA, CEQA Guidelines and the City of Dublin Environmental Guidelines. 4. The Addendum is complete and adequate and reflects the City's independent judgment and analysis as to the environmental effects of the proposed Project. NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby adopt a CEQA Addendum, attached as Exhibit A, pursuant to CEQA Guidelines Sections 15162 and 15164 for the Dublin Gateway Medical Center Building 3 Hospital and Garage project. BE IT FURTHER RESOLVED that the City Council adopts the Statement of Overriding Considerations attached as Exhibit B. 30f4 4eo f~t PASSED, APPROVED AND ADOPTED this 15th day of May 2007 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:\PA#\2006\06-026 Dublin Gateway Bldg 3 Mod\Public Hearing Documents\Enviro\Final Documents\CC Reso Addendum_done.doc 40f4 is 1J l$~ ADDENDUM TO THE EASTERN DUBLIN EIR AND THE DUBLIN RANCH WEST EIR FOR THE DUBLIN GATEWAY MEDICAL CENTER BUILDING 3 HOSPITAL AND GARAGE PROJECT LOCATED AT 4100 AND 4084 DUBLIN BOULEVARD P A 06-026 JANUARY 2007 On May 10, 1993, the Dublin City Council adopted Resolution 51-93 certifying an Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ("Eastern Dublin EIR" SCH No. 91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes (Parts I and II) as well as an Addendum dated May 4, 1993 assessing a reduced development area project alternative. The City Council adopted Resolution 53-93 approving a General Plan Amendment and Specific Plan for the reduced alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR evaluated the potential environmental effects of development over a 20 to 30 year period. This Addendum to the Eastern Dublin EIR has been prepared pursuant to CEQA Guidelines Section 15164 for the Dublin Gateway Medical Center Building 3 Hospital and Garage project (the "Project"). On March 15, 2005 the Dublin City Council adopted Resolution 42-05 certifying an Environmental Impact Report for the Dublin Ranch West project (the "Dublin Ranch West EIR" SCH No. 2004112094). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes. The City Council adopted Resolution 43-05 approving amendments to the General Plan and Eastern Dublin Specific Plan for the Dublin Ranch West project. The Dublin Ranch West EIR evaluated the cumulative traffic impacts at the Dublin/Dougherty intersection and assumed development of the Project site in its cumulative traffic analysis. This Addendum to the Dublin Ranch West EIR has been prepared pursuant to CEQA guidelines Section 15164 for the Dublin Gateway Medical Center Building 3 Hospital and Garage project (the "Project"). PROJECT DESCRIPTION AND PRIOR APPROVALS The Dublin Gateway Medical Center Building 3 Hospital and Garage project (the "Project") consists of 6-story, 168,000 square foot, 100-bed hospital and a 5-level parking garage, with one level below ground and four levels above ground, on 3.13 acres of the 7.14 acre Dublin Gateway Medical Center site which is located at the southwest comer of Dublin Boulevard and Tassajara Road. Consistent with the General Plan and Eastern Dublin Specific Plan land uses and densities, the site was previously zoned PD, Planned Development (PA 98-047), including a Stage 1 and 2 Development Plan on December 15, 1998. In 2005, the Dublin Planning Commission approved the Dublin Gateway Medical Center for the development of three, 3-story medical office buildings and a 4-level parking garage in two phases (Phase One and Phase Two). The developer is now requesting an alternative development option for Phase Two of the original project. The Project requires approval of, 1) a Planned Development Rezone and Stage 1 and 2 Development Plan; 2) a Conditional Use Permit, 3) Site Development Review; and 4) a Development Agreement. Addendum to Eastern Dublin EIR and Dublin Ranch West EIR Dublin Gateway Medical Center Building 3 Hospital and Garage, P A 06-026 10f4 Exhibit A lo1J \f)~ PRIOR CEQA ANALYSES AND DETERMINATIONS The Project is within the Eastern Dublin General Plan Amendment and Specific Plan (the "Eastern Dublin GPAlSP") planning area which was the subject of the Eastern Dublin EIR, certified in 1993. The EIR analyzed the potential effects of future urban development planned for a largely undeveloped area east of the then-existing City. Numerous environmental impacts were identified and numerous mitigation measures adopted upon approval of the Eastern Dublin GPAlSP. For identified impacts that could not be mitigated to a less than significant level, the Dublin City Council adopted a Statement of Overriding Considerations. All previously adopted mitigation measures continue to apply to any future development as applicable, including the Dublin Gateway Medical Center Building 3 Hospital and Garage proj ect. While the Eastern Dublin EIR evaluated traffic impacts throughout the plan area, it concluded that cumulative traffic impacts at the Dublin/Dougherty intersection could be mitigated to a less than significant level. Later environmental reviews, including the Dublin Ranch West EIR, certified by City Council Resolution 42-05, identified cumulative traffic impacts at the Dublin/Dougherty intersection as being significant and unavoidable. The Dublin City Council adopted a Statement of Overriding Considerations for this impact on March 15,2005. In 2005, the Dublin Planning Commission determined that the Dublin Gateway Medical Center project was within the scope of the Eastern Dublin EIR and the Santa Rita Property Mitigated Negative Declaration and therefore no additional environmental review was necessary. CURRENT CEQA ANALYSIS AND DETERMINATION THAT AN ADDENDUM IS APPROPRIATE FOR THE PROJECT Initial Study. The City has determined that an Addendum to the Eastern Dublin EIR and the Dublin Ranch West EIR is the appropriate CEQA review for the Project. Prior to making this determination, the City reviewed the Eastern Dublin EIR and the Dublin Ranch West EIR to determine if further environmental review was required for the current Planned Development Rezone, Conditional Use Permit and Site Development Review applications. The City also reviewed the results of a December 2006 traffic analysis (Traffic Analysis conducted by TJKM Transportation Consultants dated December 11, 2006) and the results of a visual analysis (Dublin Gateway Medical Center Visual Analysis contained within the Project Plans prepared by Ware Malcomb dated received February 26,2007 by the Planning Division). The traffic analysis noted a negligible increase in A.M. peak hour trips and a reduction in P.M peak hour trips. The results of the visual analysis showed no significant impact of a 6- story building within the project setting. The City prepared an Initial Study dated January 2007, incorporated herein by reference, which reflects the traffic and visual analyses. No Subsequent Review is required per CEQA Guidelines Section 15162. CEQA Guidelines Section 15162 identifies the conditions requiring subsequent environmental review. After review of these conditions, and the January 2007 Initial Study, the City has determined that no subsequent EIR or Negative Declaration is required for the Project. Addendum to Eastern Dublin EIR and Dublin Ranch West EIR Dublin Gateway Medical Center Building 3 Hospital and Garage, PA 06-026 20f4 '1U/) \f>~ a) Are there substantial changes proposed to the project which will require major revisions to a previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects? There are no substantial changes from the project analyzed in the Eastern Dublin EIR. The Project is consistent with the Campus Office land use and density in the General Plan and the Eastern Dublin EIR. The Project is also consistent with the purpose and intent of the Planned Development Zoning District adopted in 1998. The Project proposes amendments to the Stage 1 and 2 Development Plan to reflect a shift in the location of the 6-story building and an increase in overall square footage. The 2006 Traffic Analysis concluded that the traffic generation from the Project would not change substantially from previous analyses. None of these changes involves new or more severe significant impacts beyond those previously identified in the Eastern Dublin EIR and no new mitigation measures are required for the Project. b) Are there substantial changes which will occur with respect to the circumstances under which the Project is undertaken which will require major revisions to a previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects? There are no substantial changes in the conditions assumed in the Eastern Dublin EIR with the exception of cumulative traffic impacts which were fully analyzed in a subsequent EIR for the Dublin Ranch West project. As noted above, the traffic analysis conducted for the Project noted a negligible increase in AM peak hour trips and a reduction in P.M peak hour trips and therefore is not a substantial change under CEQA All applicable Mitigation Measures contained in the Eastern Dublin EIR are included as part of this Project. (The City notes that no additional mitigation measures were identified in the Dublin Ranch West EIR for cumulative traffic impacts at the Dublin BoulevardIDougherty Road intersection.) c) Is there new information of substantial importance, which was not known and could not have been known at the time a previous EIR(s) was certified or Negative Declaration was adopted which shows the Project will have one or more significant effects not discussed in the previous EIR(s) or Negative Declaration; or, significant effects previously examined will be substantially more severe than shown in the previous EIR; or, mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project but the project proponents decline to adopt the mitigation measures or alternative; or, mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment but the project proponents decline to adopt the mitigation measures or alternative? There is no new information showing a new or more severe significant effect that has not already been identified and analyzed as part of the Eastern Dublin EIR and cumulative buildout traffic analysis in the Dublin Ranch West EIR. Applicable mitigation measures contained within the Eastern Dublin EIR have been incorporated into the Project and agreed to by the project proponent. (The City notes that no additional mitigation measures were identified in the Dublin Ranch West EIR for cumulative traffic impacts at the Dublin BoulevardIDougherty Road intersection.) Addendum to Eastern Dublin EIR and Dublin Ranch West EIR Dublin Gateway Medical Center Building 3 Hospital and Garage, PA 06-026 30f4 <6tJb \ 1/$ d) If no subsequent EIR-level review lS required, should a subsequent Negative Declaration be prepared? No subsequent Negative Declaration or Mitigated Negative Declaration is required because there are no impacts, significant or otherwise, of the Project beyond those identified in the Eastern Dublin EIR and cumulative build-out traffic analysis in the Dublin Ranch West EIR. Conclusion. This Addendum to the Eastern Dublin EIR and Dublin Ranch West EIR is adopted pursuant to CEQA Guidelines 15164. The Addendum updates the traffic analysis for the Project; however, as discussed above, the update does not require further environmental review. The City prepared an Initial Study in connection with the determination to adopt an Addendum. As provided in Section 15164, the Addendum need not be circulated for public review but shall be considered with the prior EIR(s) before making a decision on the Project. The Initial Study, Eastern Dublin EIR and Dublin Ranch West EIR are available to the public for review during normal business hours at the City of Dublin Community Development Department, Planning Division located at 100 Civic Plaza, Dublin, CA 94568. Addendum to Eastern Dublin EIR and Dublin Ranch West EIR Dublin Gateway Medical Center Building 3 Hospital and Garage, P A 06-026 40f4 Lead Agency: Final INITIAL STUDY DUBLIN GATEWAY MEDICAL CENTER BUILDING 3 HOSPITAL AND GARAGE PA 06-026 TRIAD DUBLIN GATEWAY, LP JANUARY 2007 City of Dublin 100 Civic Plaza Dublin, CA 94568 quc>\~ JOl1b\~~' TABLE OF CONTENTS INTRODUCTION .............................................................................................................................. ..4 Prior Applicable Environmental Reviews Eastern Dublin Specific Plan Environmental Impact Report Santa Rita Mitigated Negative Declaration Dublin Corporate Center Master Plan Initial Study Dublin Gateway Medical Center Exemption Dublin Gateway Medical Center Building 3 Hospital and Garage (2006) PROJECT D ESCRlPTI ON................................................................................................................ .12 Background Historical Use ofthe Property Dublin Corporate Center Bank of America Ulferts Center Dublin Gateway Medical Center Dublin Gateway Medical Center Building 3 Hospital and Garage PROJECT LOCATION................................................................................................................... .. .16 PROJECT Ap PLICA TI 0 NS ...............................................................................................................1 7 Planned Development Rezone ConduwnalUsePermu Site Development Review Development Agreement LIS T OF FIGURES .......................................................................................................................... .19 Figure 1: Eastern Dublin Specific Plan Area and Project Site Figure 2: Dublin Corporate Center Master Plan Figure 3: Dublin Gateway Medical Center Site Plan Figure 4: Dublin Gateway Medical Center Building 3 Modification Site Plan Figure 5: Dublin Corporate Center, Bank of America, Ulferts Center and Dublin Gateway Medical Center Projects INITIAL STUDY Environmental Factors Potentially Affected ................................................................... 21 En viro n mental D eterm in atio n ......................................................................................... 22 En viro nm ental Checklist.................................................................................................. 23 Sources Used to Determine Potential Environmental Impacts....................................... 33 Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 2 of 62 Ilt1fJ l~1i TABLE OF CONTENTS (CONT.) EVALUATION OF ENVIRONMENTAL IMPACTS L A esth etics ...................................................................................................................... 35 IL Agricultu ral Res 0 UTees ................................................................................................ 37 IlL A ir Quality.................................................................................................................. 38 IV. Biological Res 0 u rees................................................................................................... 40 V. Cultu ral Res 0 UTees ...................................................................................................... 42 VI. Geology an d Soils........................................................................................................ 43 VIL Hazards and Hazardous Materials ........................................................................... 44 VIIL Hydrology and Water Quality .................................................................................46 IX. Land Use and Planning ..............................................................................................49 X Mineral R eso urces....................................................................................................... 50 XL No is e ............................................................................................................................ 50 XIL Population and Housing .................................... ....................................................... 53 XIIL Public Services......................................................................................................... 54 XIV. Recreation................................................................................................................. 55 Xv. Transpo rtatio niT raffic............................................................................................... 56 XVI. Utilities and Service System .......... ...........................................................................59 XVIL Mandatory Findings of Significance ...................................... ............................... 61 APPENDIX Traffic Analysis, TJKM Transportation Consultants dated December 11,2006 Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 3 of 62 12~'$( INTRODUCTION This Initial Study has been prepared by the City of Dublin to assess the potential site-specific environmental effects of the proposed "DUBLIN GATEWAY MEDICAL CENTER BUILDING 3 HOSPITAL AND GARAGE" project (the "Project"). The Project includes a Planned Development (PD) Rezone with a related Stage 1 and 2 Development Plan, Conditional Use Permit, Site Development Review, and Development Agreement. The analysis is intended to satisfy the requirements of the California Environmental Quality Act (CEQA) and provide the City with adequate information for project review. Sources cited throughout this Initial Study are hereby incorporate by reference and are available to the public for review during normal business hours at the City of Dublin Community Development Department, Planning Division located at 100 Civic Plaza, Dublin, CA 94568. A comprehensive list of cited Sources can be found on pages 32 and 33 ofthis Initial Study. The Project is an alternative development project to the previously approved Dublin Gateway Medical Center (P A 04-046) which was the last in a series of reviews and approvals for the development of the Koll Dublin Corporate Center, a 37:t acre site designated Campus Office in the Dublin General Plan (Source 6) and Eastern Dublin Specific Plan (Source 7). The Project is 3.13 acres of the larger 7.14 acre Dublin Gateway Medical Center which is a portion of the 37 acre Koll Dublin Corporate Center. The 3.13 acre site is currently developed with surface parking and landscaping as part of Phase One of the Dublin Gateway Medical Center. As mentioned above and as further discussed below, development on this site was previously approved (in 2005) and the current Project proposes an alternative development project to that approval. As also discussed below, development of the site was assumed in the Eastern Dublin General Plan Amendment and Specific Plan Environmental Impact Report (the "Eastern Dublin EIR") (Source 12) and this analysis relies on the previous EIR analysis. A portion of the cumulative buildout traffic analysis with respect to the Dublin/Dougherty intersection also relies on the recently certified Dublin Ranch West Supplemental Environmental Impact Report (Source 17). Prior Applicable Environmental Reviews Eastern Dublin Environmental Impact Report (the "Eastern Dublin EIR") The Project site is located within the Eastern Dublin Specific Plan (EDSP) area (Figure 1). An Environmental Impact Report (EIR) was prepared for the Eastern Dublin General Plan Amendment and Specific Plan (the "Eastern Dublin EIR") (Source 12) which consisted of the following: 1) Draft EIR (Part I) dated August 28, 1992; 2) Final EIR (Responses to Comments, Part II) dated December 21, 1992; 3) An Addendum dated May 4, 1993; and, 4) A DKS Associates Traffic Study dated December 15, 1992. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 4 of 62 ,;;;~. f$~ The Eastern Dublin EIR is a Program EIR which analyzed the broad environmental effects of implementing the Eastern Dublin Specific Plan (EDSP) (Source 7) and anticipated that additional site-specific environmental reviews may be necessary for subsequent development activities. The Eastern Dublin EIR (SCH No. 91103064) was certified by Dublin City Council Resolution 51-93 on May 10, 1993 (Source 22). For identified environmental impacts that could not be mitigated to a less than significant level, the Dublin City Council adopted Resolution 53-93, a Statement of Overriding Considerations (Source 23); a Mitigation Monitoring Program was also adopted as part of Resolution 53-93 for impacts which could be mitigated to a less than significant level. Implementing developments, such as the Project, are subject to the Eastern Dublin EIR mitigation measures, as applicable. In addition to the aforementioned addendum dated May 4, 1993, a second Addendum was adopted by the Dublin City Council on August 22, 1994 updating wastewater disposal plans for development in eastern Dublin (Source 24). Santa Rita Property Mitigated Negative Declaration The Project site was also included in a Mitigated Negative Declaration (SCH 96082092) adopted by City Council Resolution 123-96 in 1996 for the Santa Rita Property project (Source 25). This project included a General Plan Amendment and Eastern Dublin Specific Plan Amendment for approximately 954 acres of which 705 are within the EDSP area; the amendments, among other things, contemplated a change in the land use for the Project site from Campus Office to a combined land use of General Commercial/Campus Office however, ultimately the land use was not changed. The Mitigated Negative DeclarationlInitial Study prepared for the project concluded that while the proposed amendments rearranged some land uses in the EDSP area, the overall balance of land uses as set forth in the EDSP were not significantly altered. A Mitigation Monitoring Program was adopted for the Santa Rita Property project and included the mitigation measures adopted as part of the Eastern Dublin EIR. Dublin Corporate Center (formerly Koll Dublin Corporate Center) In 1998, the City Council adopted Ordinance 22-98 (Source 26) approving the Dublin Corporate Center (Figure 2) which included the following: . three, 4-story office buildings totaling 417,855 square feet; . one, 6-story office building totaling 178,849 square feet; . one, 6-story 85,000 square foot hotel; and, · I-story retail building totaling 14,000 square feet. The November 10, 1998 Planning Commission staff report (Source 27) for the "Koll Dublin Corporate Center Development P A 98-047" project advised that supplemental site specific studies had been prepared for the project and concluded that the project would not have any significant environmental impacts that were not evaluated in the Eastern Dublin EIR. The staff Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 5 of 62 \ t-fObl$lt report advised that the project was within the scope of the prior EIR. The City Council adopted this finding in Ordinance 22-98 approving the Planned Development Zoning District and Stage 1 and 2 Development Plan for the project. Dublin Gatewav Medical Center In 2004, Triad Partners, LLC submitted an application for a Conditional Use Permit, Site Development Review and Vesting Tentative Parcel Map to construct the following: . A 3-story, 62,000 square foot Lifestyle/W ellness Center; . A 3-story, 57,700 square foot medical office building; . A 4-level above ground parking garage; and . A 3-story, 58,000 square foot medical office building. The project was approved to be developed in two phases with the 62,000 square foot Lifestyle/Wellness Center and 57,700 square foot medical office building as Phase One and the parking garage and 58,000 square foot medical office building as Phase Two (Figure 3). The January 25, 2005 Planning Commission staff report (Source 28) for the "Dublin Gateway Medical Center Conditional Use Permit and Site Development Review" advised that the project was within the scope of the Eastern Dublin EIR and Santa Rita Property Mitigated Negative Declaration. The Planning Commission adopted this finding in Resolution 05-06 (Source 29) approving the Conditional Use Permit and Site Development Review. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 6 of 62 Figure 1. Eastern Dublin Specific Plan Area and Project Site. iJl91~ibitt/SfWz..2Lo.::alConl:a><t.I*d Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 7 of 62 15-'6 1~<6 Figure 2.2 Local Context Legend E:::::3 County Boundar,. ~ SrJftcific Plan Ar<:lia Rfvl$lori$: October 2005 ExpancM<l Spedftc. Plan bourKl8ry \0 ll'\Clude Croak, Fi1lloo En+.el'pfise$, BradPPCk & L.ogan properties of FallOn Village and Transit Cetlter. Updated aeriaL Aerial flown: March 2003 EASTERN DUBLIN Specific Plan Revised October 2005 ~ H...J-i City of Dublin January 2007 Figure 2. Dublin Corporate Center Master Plan. DUBLIN BOULEY ARD L , ! I ; ~_..J i , ....~'---.=,'y.....:.:.::. ::.':.:: ==":--L / / ,-t--__""...,_::._~~ ----L ,_.......... .t-.~....~.__,~... "<<<< /' L_~ ATT^~I Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 8 of 62 1(P~ {~ ~ ~ ~ l-' City of Dublin January 2007 Figure 3. Dublin Gateway Medical Center Site Plan. i i ,. f,~:!~"~!!~~II.IIII!~!J.IJJ'111111111111 iilc.:::;;~r' ;o.'''W:!W''''''''~'''''''='''N ...,...~~ \~ Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 9 of 62 17 ao 1$4 Phase One Phase Two City of Dublin January 2007 I $ rfb l'i~ Dublin Gateway Medical Center Building 3 Hospital and Garage (2006) The Dublin Gateway Medical Center Building 3 Hospital and Garage project (the "Project") is a request for an alternative development project for Phase Two of the Dublin Gateway Medical Center (Figure 4). The Project proposes the following: . A 5-level parking garage with one level below ground; and, . A 6-story, 168,000 square foot, 100-bed hospital. Although the Dublin Corporate Center and the Dublin Gateway Medical Center were both previously analyzed for environmental impacts in 1998 and 2005 respectively, and determined to have no additional significant impacts beyond what was identified in the aforementioned Eastern Dublin EIR and Santa Rita Property Mitigated Negative Declaration, the Project now proposes development beyond what was previously analyzed. As a result, an Initial Study has been prepared. The purpose for preparing the Initial Study is to determine whether there will be any potentially significant site-specific environmental impacts resulting from the Project which were not examined in previous environmental reviews and if so, whether those impacts can be reduced to a less-than significant level through mitigation measures. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 10 of 62 l~~ Figure 4. Dublin Gateway Medical Center Building 3 Hospital and Garage Project Site Plan. rr:::l OUBtlN Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 11 of 62 ~Cb PROJECT DESCRIPTION Background Historical Use of the Property The Project site was formerly part of Camp Shoemaker, a United States military facility which contained a hospital, barracks, storage areas and other support facilities. The military buildings were reportedly constructed in the 1930's and early 1940's and were shut down after World War II. The base was reopened during the Korean War and then shut down permanently after the Korean War. After the base closed, Alameda County leased and then purchased the property using existing buildings west of Tassajara Creek as a jaiL In 1989, Alameda County completed construction of a new jail on Broder Boulevard and demolished the old jail buildings. The County used other buildings from the military base as warehouses and an animal shelter and some of the area was used for agriculture related to the jaiL Dublin Corporate Center (formerly the Koll Dublin Corporate Center) In 1998, the City Council adopted Ordinance 22-98 (Source 26) rezoning approximately 37 acres ofland west of Tassajara Road, south of Dublin Boulevard, east of John Monego Court and north of Interstate 580 to a PD, Planned Development Zoning District and adopting a related Stage 1 and 2 Development Plan ("Development Plan") for the Dublin Corporate Center. As noted above, the Development Plan included: . three, 4-story office buildings totaling 417,855 square feet; · one, 6-story office building totaling 178,849 square feet; · one, 6-story 85,000 square foot hotel; and, · I-story retail buildings totaling 14,000 square feet. Also in 1998, the Planning Commission adopted Resolution 98-51 (Source 33) approving Vesting Tentative Map 7064 to subdivide the 37 acres into 8 lots and Site Development Review for the development of three, 4-story office buildings (Lots 4, 5 and 6). Since 1998, implementing projects including a Bank of America, the Ulferts Center and Phase One of the previously mentioned Dublin Gateway Medical Center have been approved and constructed within the project area (Figure 5). Bank of America (Lot 2 of Tract 7064) In July 2003, the Planning Commission adopted Resolution 03-36 (Source 34) approving a Conditional Use Permit and Site Development Review for the development of a 6,100 square foot Bank of America building and associated drive-thru Automated Teller Machine (ATM) located at 4250 Dublin Boulevard (southwest comer of Dublin Boulevard and Glynnis Rose Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 12 of 62 ~ t~ ti1 Drive). The project was exempted from environmental reVIew as an in-fill development. Construction of the bank was completed in 2004. Ulferts Center (Lots 1 and 3) In August 2004, the Planning Commission adopted Resolution 04-55 (Source 35) approving a minor amendment to the Planned Development Zoning for the Dublin Corporate Center, a Conditional Use Permit and Site Development Review for the development of a two-story, 50,530 square foot commercial center known as the Ulferts Center, located at 4288 Dublin Boulevard (southeast comer of Dublin Boulevard and John Monego Court). The minor amendment to the Planned Development Zoning removed the hotel designation from the Stage 1 and 2 Development Plan and the Conditional Use Permit allowed for outdoor seating areas. The project was exempted from environmental review as an in-fill development. Construction of the Ulferts Center is nearing completion. Dublin Gateway Medical Center (Lot 7) In January 2005, the Planning Commission adopted Resolution 05-06 (Source 29) approving a Conditional Use Permit and Site Development Review for a 178,000 square foot medical office complex for the Dublin Gateway Medical Center on 7.14 acres located at 4000,4050,4084 and 4100 Dublin Boulevard (southwest comer of Dublin Boulevard and Tassajara Road) (Figure 4). The Conditional Use Permit allowed for the following: an indoor recreational facility (the Wellness Center), a reduction in parking, outdoor seating, a massage establishment in conjunction with a gymnasium/health club, and a minor amendment to the Planned Development Zoning to allow massage therapy conducted by a physical therapist to be a permitted (rather than conditional) use. In February 2005, the Community Development Director adopted Resolution 05-01 (Source 36) approving Vesting Tentative Parcel Map 8524 to subdivide Lot 7 of Tract 7064 (Dublin Gateway Medical Center) into 4 parcels. As noted in the Introduction, the Dublin Gateway Medical Center was approved to be developed in two phases as follows: Phase One (4.01 acres): . A 3-story, 62,000 square foot Wellness Center; . A 3-story, 57,700 square foot medical office building; Phase Two (3.13 acres): . A 4-level above ground parking garage; and . A 3-story, 58,000 square foot medical office building. Construction of Phase One was completed in January 2007. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 13 of 62 ;;. ?-1; 1~'6 Figure 5. Dublin Corporate Center, Bank of America, Ulferts Center and Dublin Gateway Medical Center Projects. i i Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 14 of 62 ;} ? 1:; 1'6$ Dublin Gatewav Medical Center Building 3 Hospital and Garage The Dublin Gateway Medical Center Building 3 Hospital and Garage project, the "Project", is a request for an alternative development project for Phase Two of the Dublin Gateway Medical Center project. The proposed alternative development would include replacing the 3-story, 58,000 square foot medical office building with a 6-story, 168,000 square foot, 100-bed hospital (Parcel 3) and replacing the 4-level parking garage with a 5-level parking garage with one level of parking below ground and four levels of parking above ground (Parcel 4) (See Table 1 below). The request for an alternative development project for Phase Two also includes a request that the original approvals for Phase Two remain valid allowing for the development of either Phase Two project depending upon market conditions. Table 1. Phase Two Develo ment Alternatives 4P Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 15 of 62 :< 41;1'" PROJECT LOCATION The Project is located at 4100 and 4084 Dublin Boulevard (Parcels 3 and 4 respectively - See Exhibit 5) within the Eastern Dublin Specific Plan (EDSP) area. The properties have a General Plan and EDSP land use designation of Campus Office and are zoned Planned Development (P A 98-047/04-046). The Project site is 3.13 acres of the larger 7.14 acres which comprises the Dublin Gateway Medical Center. The proposed hospital building would be located on Parcel 3, 1.545 acres at the northwesterly portion of the site (southeast comer of Dublin Boulevard and Glynnis Rose Drive); the 5-level parking garage would be located on Parcel 4, 1.585 acres at the southwesterly portion of the site (northeast comer of Koll Center Drive and Glynnis Rose Drive). These areas are generally flat and currently developed with surface parking and landscaping. Surrounding uses include, North: South: East: West: Dublin Blvd, The Shops at Waterford (commercial shopping center), & Residential Koll Center Drive and Dublin Corporate Center (professional office buildings) Dublin Gateway Medical Center (Phase I medical office buildings) Glynnis Rose Drive, Bank of America & Ulferts Center (commercial buildings) Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 16 of 62 2- 5'0 (~$ PROJECT ApPLICATIONS As stated above, the Project is a request for an alternative development project for Phase Two of the Dublin Gateway Medical Center project to allow for a 6-story, 168,000 square foot, 100-bed hospital and a 5-level parking garage with one level below ground and four levels above ground. The Project application is P A 06-026, Dublin Gateway Medical Center Building 3 Hospital and Garage project (Source 4). The request includes an option that would allow either the development of a 3-story, 58,000 square foot medical office building and 4-level parking garage per the existing approvals or a 6-story, 168,000 square foot, tOO-bed hospital and 5-level parking garage depending upon market conditions. The required approvals for the Project include a Planned Development (PD) Rezone and Stage 1 and 2 Development Plan, Conditional Use Permit, Site Development Review and Development Agreement. Planned Development (PD) Rezone A PD Rezone is required to amend the Stage 1 and 2 Development Plan for the Koll Dublin Corporate Center to allow for the additional square footage proposed for the 168,000 square foot hospital building. The original Development Plan approved a total of 178,000 square feet for the entire Dublin Gateway Medical Center project area; the request is to develop a total 292,000 square feet, an additional 114,000 square feet. The Development Plan would also be amended to reflect the alternative development request. Conditional Use Permit In accordance with the Development Plan for the Koll Dublin Corporate Center, a Conditional Use Permit is required for the hospital use. Site Development Review One of the implementing measures of the Eastern Dublin Specific Plan (EDSP) is the requirement that individual development plans obtain Site Development Review (SDR) approval. The SDR approval is based on design standards, guidelines and mitigations contained in the EDSP and Eastern Dublin EIR and may be augmented by design guidelines which the City has established for the entire Dublin community. The approvals for the Koll Dublin Corporate Center included a conceptual design for the Dublin Gateway Medical Center site which was subsequently superseded by a project specific SDR approval for the Dublin Gateway Medical Center in 2005. Additional SDR approval is necessary for the proposed Project because it modifies the original Dublin Gateway Medical Center SDR approval. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 17 of 62 lht; I~Z Development Agreement Another implementing measure of the Eastern Dublin Specific Plan is the requirement that applicants for development projects enter into Development Agreements with the City. The Development Agreement sets forth the roles that will govern the development project including assurances from the City that it will not change its planning or zoning laws applicable to the development project for a specified period of time. In return, applicants may agree to construct specific improvements, provide public facilities and services, or make other commitments which the City might otherwise have no authority to compel the applicants to perform (EDSP Section 11.3.1). The Development Agreement is a legal document which would, augment the City's standard development regulations; spell out the financial responsibilities of the applicant; ensure the timely provision of public facilities; streamline the development approval process; and, provide terms for reimbursements of funds when an applicant advances funding for specific facilities of community wide or area benefit. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 18 of 62 2c't I~Z LIST OF FIGURES Figure 1 Eastern Dublin Specific Plan Area and Project Site .................................................. Figure 2 Dublin Corporate Center Master Plan......................................... .............. ................. Figure 3 Dublin Gateway Medical Center Site Plan ................................................................ Figure 4 Dublin Gateway Medical Center Building 3 Modification Project Site Plan ............ Figure 5 Dublin Corporate Center, Bank of America, Ulferts Center and Dublin Gateway Medical Center Proj ects ............................................................................................. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 19 of 62 2~"b l~~ INITIAL STUDY This Initial Study has been prepared in accordance with the prOVISIOns of the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the CEQA Guidelines adopted by the City of Dublin. The Initial Study assesses the potential environmental impacts of implementing the Dublin Gateway Medical Center Building 3 Modification project. The Initial Study contains a completed environmental checklist and a brief explanation of the environmental topics addressed in the checklist. 1. Project title: Dublin Gateway Medical Center, Building 3 Hospital and Garage 2. Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin, CA 94588 3. Contact person and phone number: Mamie R. Nuccio, Associate Planner, City of Dublin Planning Division (925) 833-6610 4. Project location: 4100 & 4084 Dublin Boulevard, Dublin, CA 94568 5. Assessors Parcel Number(s): 986-0016-021,986-0016-22 6. Project sponsor's name and address: Joseph D. Carroll, Triad Dublin Gateway L.P 8001 Irvine Center Drive, Suite 1000, Irvine, CA 92618 7. General Plan Designation: Campus Office 8. Zoning: PD, Planned Development District (P A 98-047) 9. Specific Plan Designation: Campus Office (Eastern Dublin Specific Plan) 10. Description of project: The Dublin Gateway Medical Center Building 3 Hospital and Garage project is a request to develop a 6-story, 100-bed hospital building and a 5-level parking garage with one level below ground on Parcels 3 and 4, respectively, of Parcel Map 8524. The project area is 3.13 acres in size and is located generally between Dublin Boulevard and Koll Center Drive just east of Glynnis Rose Drive in Dublin, CA. Parcels 3 and 4 are currently developed with surface parking and landscaping but have been previously approved for Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 20 of 62 ZQ15fJ l~ t the construction of a 3-story medical office building and a 4-level on-grade parking garage. The Building 3 Hospital and Garage Project would not supercede the previous approvals but would instead allow for the development of the site with either project depending upon market conditions. 11. Surrounding land uses: The proposed 6-story, 100-bed hospital building would be located on Parcel 3 at the southeast comer of Dublin Boulevard and Glynnis Rose Drive; the proposed 5-level parking garage would be located on Parcel 4 at the northeast comer of Koll Center Drive and Glynnis Rose Drive. Surrounding uses include Dublin Boulevard, The Shops at Waterford (commercial shopping center) and residential to the north; Koll Center Drive and the Dublin Corporate Center (professional offices) to the south; Dublin Gateway Medical Center (Phase I medical office buildings) to the east; and, Glynnis Rose Drive, Bank of America and Ulferts Center (commercial shopping center) to the west. 12. Other public agencies whose approval is required: (e.g., permits, financing approval, or participation agreement.) a) State of California Office of Statewide Health Planning and Development (Building Permits for the Hospital) b) City of Dublin (Grading Permits) c) Dublin San Ramon Services District (Sewer and Water Connections) d) Dublin Police Services (Security Plan) Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is "Potentially Significant Impact" as indicated by the checklist on the following pages. o Aesthetics o Agriculture Resources o Air Quality o Biological Resources o Cultural Resources o Geology IS oils o Hazards/Hazardous Materials 0 Hydrology/Water Quality o Land Use 1 Planning o Mineral Resources o Noise o Population 1 Housing o Public Services o Recreation o Transportation/Traffic o Utilities 1 Service Systems o Mandatory Findings of Significance Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 21 of 62 30t'ii Environmental Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed proj ect could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed proj ect MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENT AL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date Printed name For Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 22 of 62 3t~ t'Z~ Environmental Checklist The source of determination is listed in parenthesis. each potential impact at the end of the checklist. following the checklist. See listing of sources used to determine A full discussion of each item is found I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? (Source: 1,2,3,4,5,6, 7, 13) x b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Source: 1,2,3,6, 7, 13) x c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Source: 1,2,3,4,5,6,7) x d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Source: 1,2, 3, 4) x II. AGRICULTURE RESOURCES - In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Far:mland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (Source: 1, 6, 7, 12) x b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Source: 2, 6, 7, 12) x c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (Source: 1,6, 7, 12) x Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 23 of 62 III. AIR QUALITY - Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? (Source: 6, 7, 14) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (Source: 4, 6, 7,14) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Source:4,6, 7,14) d) Expose sensitive receptors to substantial pollutant concentrations? (Source: 1,6, 7, 14) e) Create objectionable odors affecting a substantial number of people? (Source: 4, 6, 7) IV. BIOLOGICAL RESOURCES - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Source: 1, 12,21) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Source: 1, 12) c) Have a substantial adverse effect on federally protected wetlands as defmed by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (Source: 1, 12) Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 24 of 62 ~2ao \'6~ x x x x x x x x City of Dublin January 2007 d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source: 1, 12) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? (Source: 1, 2) t) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional, or state habitat conservation plan? (Source: 1,2,6, 7) V. CULTURAL RESOURCES - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defmed in ~15064.5? (Source: 1, 6, 7, 12) b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to ~ l5064.5? (Source: 1,6, 7, 8, 12) c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (Source: 1,6, 7, 12) d) Disturb any human remains, including those interred outside offormal cemeteries? (Source: 1, 12) VI. GEOLOGY AND SOILS - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (Source: 1,6, 7, 10, 12) ii) Strong seismic ground shaking? (Source: 1, 6, 7, 10, 12) Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 25 of 62 ~3~1~'6 x x x x x x x x City of Dublin January 2007 iii) Seismic-related ground failure, including liquefaction? (Source: 1,6, 7, 10, 12) iv) Landslides? (Source: 1,6, 7, 10, 12) b) Result in substantial soil erosion or the loss of topsoil? (Source: 1,6, 7, 10, 12) c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? (Source: 1,6, 7, 10, 12) d) Be located on expansive soil, as defmed in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (Source: 1,6, 7, 10, 12) e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (Source: 4) VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Source: 2, 6, 7, 8) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Source: 2, 6, 7, 8) c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? (Source: 1,2,6,7,8) d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Source: 1,2,6, 7, 15, 16) Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 26 of 62 ~ 4~ \ti x x x x x x x x x x City of Dublin January 2007 e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (Source: 1, 6, 7) t) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? (Source: 1,6, 7) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Source: 6, 7) h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Source: 1,6, 7) VIII. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water quality standards or waste discharge requirements? (Source: 2) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (Source: 2,4) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? (Source: 2, 4, 6, 7) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? (Source: 2, 4) Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 27 of 62 ~~.~ l~~ x x x x x x x x City of Dublin January 2007 e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? (Source: 2, 4) t) Otherwise substantially degrade water quality? (Source: 2, 4) g) Place housing within a lOO-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Source: 2,4) h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? (Source: 2, 4) i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure ofa levee or dam? (Source: 2,4) j) Expose people or structures to a significant risk of loss, injury or death involving inundation by seiche, tsunami, or mudflow? (Source: 2,4) IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? (Source: 1, 6, 7) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source: 1,4,6, 7) c) Conflict with any applicable habitat conservation plan or natural community conservation plan? (Source: 1,6, 7) X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Source: 1,6, 7) Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 28 of 62 3l.tJ ~ lti t x x x x x x x x x City of Dublin January 2007 b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Source: 1, 6, 7) XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Source: 1,6,7,8,20) b) Exposure of persons to or generation of excessive groundbome vibration or groundbome noise levels? (Source: 1,6, 7, 8) c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 1, 6, 7, 8) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 1,6, 7, 8,20) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1, 6, 7) f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1, 6, 7) XII. POPULATION AND HOUSING- Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (Source: 1, 2, 6, 7) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Source: 1,4, 6, 7) Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 29 of 62 3711fJ ,t4 x x x x x x x x x City of Dublin January 2007 c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Source: 1,4,6, 7) XIll. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection? (Source: 2) Police Protection? (Source: 2) Schools? (Source: 2) Parks? (Source: 2) Other Public Facilities? (Source: 2) XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Source: 1,4) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Source: 1,4) XV. TRANSPORTATION/TRAFFIC - Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (Source: 1,4,9, 17, 18, 19) Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 30 of 62 3'6flb I~i x x x x x x x x x City of Dublin January 2007 b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Source:!, 4, 9,17,18,19) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location, which results in substantial safety risks? (Source: 1, 6, 7) d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Source: 1,2,4) e) Result in inadequate emergency access? (Source: 1,2,4) f) Result in inadequate parking capacity? (Source: 1,2,4) g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Source: 1,4,6, 7, 8) XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (Source: 2) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Source: 2) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Source: 2) d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (Source: 2) Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 31 of 62 ?/1 ~ tftl x x x x x x x x x x City of Dublin January 2007 e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (Source: 2) f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (Source: 2) g) Comply with federal, state, and local statutes and regulations related to solid waste? (Source: 2) XVII. MANDATORY FINDINGS OF SIGNIFICANCE: a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that .are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage 32 of 62 4D~ l '$i x x x x x x City of Dublin January 2007 4l~lf' Sources Used to Determine Potential Environmental Impacts Source No. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. Description Location ofproject. Staff review. Field review. Dublin Gateway Medical Center Project Plans for PA 06-026 prepared by Ware Malcomb, dated received February 26, 2007 by the Planning Division. Dublin Gateway Medical Center Visual Analysis contained within the Project Plans (Source 4) prepared by Ware Malcomb, dated received February 26, 2007 by the Planning Division. City of Dublin General Plan adopted February 11, 1985 and updated September 14,2006. City of Dublin Eastern Dublin Specific Plan (EDSP) adopted January 7, 1994 and updated September 14, 2006. City of Dublin Zoning Ordinance adopted September 2, 1997 and updated November 21,2006. Traffic Analysis conducted by TJKM Transportation Consultants dated December 11, 2006, attached as Appendix 1. Geotechnical Study for the Dublin Gateway Medical Center prepared by URS Corporation dated April 14, 2005. Phase I Environmental Site Assessment for Dublin Boulevard and Tassajara Road prepared by URS Corporation dated November 1, 2004. Eastern Dublin General Plan Amendment and Specific Plan Environmental Impact Report (Eastern Dublin EIR) (SCH No. 91103064). Eastern Dublin Scenic Corridor Policies and Standards, prepared by David L. Gates & Associates dated April 1996. Bay Area Air Quality Management District's, Bay Area 2005 Ozone Strategy dated January 4,2006. http://www.dtsc.ca.gov/ State of California Department of Toxic Substances Control. http://www.swrcb.ca.gov/ State of California Water Resources Control Board. Dublin Ranch West Environmental Impact Report (EIR) (SCH No. 2004112094). Traffic Analysis conducted by TJKM Transportation Consultants dated July 28, 1998. Traffic Analysis conducted by TJKM Transportation Consultants dated November 22, 2004. California Highway Patrol Ambulance Driver's Handbook, revised May 2000. Dublin Gateway Medical Center Pre-Construction Survey prepared by Live Oak Associates, dated July 27,2005. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 33 of 62 Source No. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. Y-2~ lti Description Dublin City Council Resolution 51-93 certifying the addendum and the final EIR for the Eastern Dublin General Plan Amendment and Specific Plan, dated May 10, 1993. Dublin City Council Resolution 53-93 adopting the Eastern Dublin General Plan Amendment and Specific Plan, the Statement of Overriding Considerations and the Mitigation Monitoring Program, dated May 10, 1993. August 22, 1994 Addendum to the Eastern Dublin EIR updating plans to provide sewer servIce. Dublin City Council Resolution 123-96 adopting a Mitigated Negative Declaration and Mitigation Monitoring Program for the Santa Rita Property P A 96-020, dated October 15, 1996. Dublin City Council Ordinance 22-98 adopting a Planned Development Zoning District and Stage 1 and 2 Development Plan for the Koll Dublin Corporate Center P A 98-047, dated December 15, 1998. November 10, 1998 Planning Commission Staff Report for the Koll Dublin Corporate Center Development PA 98-047, without attachments. January 25, 2005 Planning Commission Staff Report for the Dublin Gateway Medical Center P A 04-046, without attachments. Dublin Planning Commission Resolution 05-06 approving a Conditional Use Permit and Site Development Review for the Dublin Gateway Medical Center P A 04-046. Not used. Start at the Source Publication Best Management Practices Dublin Planning Commission Resolution 98-51 approving Vesting Tentative Tract Map 7064 and Site Development Review for the Koll Dublin Corporate Center PA 98-047. Dublin Planning Commission Resolution 03-36 approving a Conditional Use Permit and Site Development Review for Bank of America. Dublin Planning Commission Resolution 04-55 approving a Conditional Use Permit and Site Development Review for the Ulferts Center. Dublin Community Development Director Resolution 05-01 approving Vesting Tentative Parcel Map 8524 for the Dublin Gateway Medical Center P A 04-046. Documents, technical studies and plans cited above are hereby incorporated by reference and are available to the public for review during normal business hours at the City of Dublin Community Development Department, Planning Division located at 100 Civic Plaza, Dublin, CA 94568. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 34 of 62 4~ao l~~ EVALUATION OF ENVIRONMENTAL IMPACTS Legend PSI: LS/M: LSI: NI: Potentially Significant Impact Less than Significant with Mitigation Less than Significant Impact No Impact L Aesthetics Phase One of the Dublin Gateway Medical Center project has been recently constructed and includes two, 3-story medical office buildings totaling approximately 120,000 square feet, surface parking, trash enclosures and landscaping. Phase Two of the Dublin Gateway Medical Center (the "Project") would include a 6-story, 100-bed hospital building (rather than the previously approved 3-story medical office building) and a 5-level parking garage (rather than the previously approved 4-level parking garage). The additional level on the parking garage would be provided underground and therefore the overall height and visual massing of the parking garage would not change from what was previously approved. Effects on Visual Resources from urbanization of eastern Dublin were fully analyzed in Section 3.8 as part of the Eastern Dublin General Plan Amendment and Specific Plan EIR ("Eastern Dublin EIR"); mitigation measures were adopted and are applicable to the proposed Project. Proiect Impacts a) Would the project have a substantial adverse effect on a scenic vista? Nl The Project is located at the southeast comer of Dublin Boulevard and Glynnis Rose Drive, approximately 400 feet west of Tassajara Road and approximately 900 feet north of Interstate 580. Tassajara Road, a major, north-south arterial road, and Interstate 580 are designated scenic routes in the Eastern Dublin Scenic Corridor Policies and Standards (Source 13). While Interstate 580 is recognized locally as a scenic route, the California Department of Transportation has not officially designated those portions which pass through Dublin as a State scenic highway. In accordance with Eastern Dublin EIR Mitigation Measure 3.8/1.0, the Proj ect has been reviewed for potential impacts on scenic corridors and a visual analysis has been prepared (Source 5). Based on the results of the visual analysis, the Project would blend well with its surroundings because the area is largely built out. Also, it would not visually impede scenic resources which have been identified in the Eastern Dublin Scenic Corridor Policies and Standards document because the Project is not located within a designated view cone. Therefore, the Project would not have any adverse effects on a scenic vista. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 35 of 62 4L.t~ li;;ct b) Would the project substantially damage scenic resources, including but not limited to, trees, rock outcrop pings, and historic buildings within a state scenic highway? Nl The Project site is currently developed with surface parking and landscaping in conjunction with Phase One of the Dublin Gateway Medical Center and no scenic resources are currently located on the site. Additionally, the Project site is not located within a defined view cone per the Eastern Dublin Scenic Corridor Policies and Standards document (Source 13) and would therefore not obstruct identified scenic resources. Furthermore, as noted above, Interstate 580 has not been designated by the California Department of Transportation as a State scenic highway. As a result, the Project would not substantially damage scenic resources within a state scenic highway. c) Substantially degrade the existing visual character or quality of the site and its surroundings? LSl As mentioned previously, the Project site is currently developed with surface parking and landscaping and is part of Phase One of the Dublin Gateway Medical Center. While the Project would change the existing visual character of the site by replacing existing surface parking and landscaping with a 6-story hospital building and a 5-level parking garage, it would not substantially degrade the visual character or quality of the site but rather be an aesthetic enhancement to the overall surroundings. The change in the visual character of the site would be the construction of three additional stories for a hospital building where previously a 3-story medical office building had been approved; there would be no visual change in the parking garage because the additional level of parking would be constructed below ground. The Project has been designed to be architecturally compatible in colors and materials to the adjacent medical office buildings which were constructed as part of Phase One of the Dublin Gateway Medical Center project. The visual massing of the building has been addressed by, a) introducing 1- and 3-story architectural elements, 2) by articulating the building, and 3) by introducing new landscaping of varying heights along the perimeter of the buildings (Source 4). Additionally, the Project would be located adjacent to existing 3-story buildings which due to their close proximity provide a visual stepping down of the height of the Project. Although the Project would include the tallest building in the immediate vicinity, it would blend well into its surroundings because, a) a 6-story building was originally anticipated and approved as part of the Koll Dublin Corporate Center and was determined to be within the scope of the Eastern Dublin EIR in 1998; b) the proposed hospital building is only 3-stories taller than the previously approved 3-story medical office building; and, c) the Project would be located adjacent to existing 3-story buildings. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 36 of 62 '+S ~ l.z-t d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? LSI. The Project would be located in a developed area where there are existing light sources including street lights, parking lot lights and building lights. Both the hospital building and the parking garage would replace existing parking lot lighting on the Project site and would introduce new sources of lighting both internally and externally. Because the proposed hospital would be operational 24 hours a day, internal light sources during nighttime hours could be highly visible. It is anticipated that internal lighting from most of the patient rooms, labs and offices would be turned off during the late nighttime hours or that blinds would be drawn diffusing the light source so that the entire building would not be fully lit from dusk to dawn. The Office of Statewide Health Planning and Development (OSHPD) is responsible for the review and issuance of building permits for the hospital and would ensure that adequate measures are taken for patient privacy which would further diffuse internal light sources. The parking garage would also be operational 24 hours a day and internal light sources would need to be at a high level to provide for safety and security. Dense landscaping proposed around the perimeter of the parking garage is anticipated to adequately diffuse the light sources from spillover onto adjacent properties. The parking garage would be located internal to the site and would be surrounded by office uses and surface parking which serves these uses. Proposed external lighting for both the hospital building and the parking garage includes low level landscape lighting and wall mounted building lights. All light sources are proposed to be angled downward or adequately shielded so as not to create glare or cause spillover onto adjacent properties. External lighting is not anticipated to be significantly brighter than existing light sources. The exterior of the proposed hospital building is comprised largely of colored glass with pre- caste concrete accents. The glass is proposed to be non-reflective to reduce the possibility of additional glare on surrounding areas. Overall, no significant impacts to Aesthetics are expected to occur as a result ofthis Project. IL Agricultural Resources The Project site is currently developed with surface parking and landscaping as part of Phase One of the Dublin Gateway Medical Center. Prior to the construction of Phase One, the site was vacant. Converting Agricultural Resources to urban development was fully analyzed as part of the Eastern Dublin EIR in Section 3.1 (Source 12). Upon approval of the Eastern Dublin General Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 37 of 62 t-flP fTb It;t Plan Amendment and Specific Plan, the City adopted a statement of overriding considerations for loss of agriculture and open space lands. As noted below, the Project area was not identified as agricultural lands in the Eastern Dublin EIR. Proi ect Impacts a) Would the Project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) as shown on maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency to non-agricultural use? NI As discussed in the Introduction, the Project site was previously utilized for a federal military base, a hospital and a county jail. The Eastern Dublin EIR (Source 12) shows the Project site as Approximate Urbanized Area on Figure 3.1-B, Agricultural Suitability and as Public/Semi-Public Facility on Figure 3.1-A, Existing Land Use. The Project site was not considered to be locally important farmland and was not part of Williamson Act Agreements. Currently, the Project site is developed with surface parking and landscaping; therefore, the Project would not result in the conversion of farmland to a non-agricultural use as it has not historically been used as farmland. b) Would the Project conflict with existing zoning for agricultural use or a Williamson Act contract? NI The Project is located in a Planned Development Zoning District which allows for C-O, Commercial Office and C-2, General Commercial land uses. As noted above, the Project site is not under a Williamson Act contract. c) Would the Project involve other changes in the existing environment which due to their location or nature could result in conversion of Farmland to non-agricultural use? NI The Project site is located in an urbanized area and does not have the potential to affect conversion of Farmland to non-agricultural uses. Overall, no significant impacts to Agricultural Resources are expected to occur as a result of this Project. IlL Air Quality The City of Dublin is located in the San Francisco Bay Area Air Basin and is currently classified as a non-attainment area under the State standards for PM 10 (fine particulate matter). Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 38 of 62 Lfl~ l~i Proiect Impacts a) Would the Project conflict with or obstruct implementation of the applicable air quality plan? NI The Project would not conflict with or obstruct implementation of the 2005 Bay Area Ozone Strategy adopted by the Bay Area Air Quality Management District (BAAQMD) (Source 14) because the Strategy is based on development under the existing Dublin General Plan and the Project is consistent with the General Plan. b) Would the Project violate any air quality standard or contribute substantially to an existing or projected air quality violation? LSI Construction of the Project could result in exceeding air quality standards due to dust and equipment emissions. Eastern Dublin EIR mitigation measure 3.11/1.0 and the City's standard conditions of project approval require compliance with the City's Construction Impact Reduction Plan. The Plan includes requirements for regular watering during grading activities, no idling of construction equipment not in use, controlling fugitive dust, air quality monitoring as required by the City Engineer and emissions control of on-site equipment. Implementation of this standard condition will ensure that short-term air quality impacts remain less than significant. Based on the traffic analysis conducted by TJKM Transportation Consultants (Source 9), the Proj ect would result in an increase in the number of peak AM vehicle trips over the previously analyzed and approved project; however, the increase is negligible (less than 100 trips) and would not substantially increase operational air emissions. c) Would the Project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? LSI As discussed above, construction activities which could result in impacts to air quality are regulated by standard conditions of project approval and vehicle trips generated from build- out of the Project are considered to be negligible. d) Would the Project expose sensitive receptors to substantial pollutant concentrations? NI The proposed hospital would include sensitive receptors however these sensitive receptors would not be present at the Project site during construction activities; after build-out of the Project, sensitive receptors would not be exposed to substantial pollutant concentrations (i.e. vehicle emissions) as the number of trips generated by the Project would be negligible. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 39 of 62 l{ ~'b [C_ e) Would the Project create objectionable odors affecting a substantial number of people? NI The Project is not expected to create objectionable odors. Overall, no significant impacts to Air Quality are expected to occur as a result of this Project. IV. Biological Resources The Project site is located within an area historically identified as urbanized by the Eastern Dublin EIR (Source 12). Dry farming rotational cropland was identified in the EIR as being in the vicinity of the Project area and was previously used in conjunction with the County jail. Riparian woodlands were also identified in the EIR west of the Project site. No sensitive species were identified on or near the Project site in the EIR however Burrowing Owls were identified as a California Specie of Special Concern and Mitigation Measures were adopted to protect nesting sites during the breeding season to avoid direct loss of individuals. In 2005, prior to commencement of construction for Phase One of the Dublin Gateway Medical Center, the developer purchased burrowing owl conservation credits as mitigation for impacts to burrowing owl habitat. Proiect Impacts a) Would the Project have a substantial adverse effect either directly or through habitat modifications on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or Us. Fish and Wildlife Service? NI The Eastern Dublin EIR (Source 12) identified the burrowing owl as California Specie of Special Concern and adopted Mitigation Measures 3.7/20.0 and 3.7/27.0 to reduce impacts to burrowing owls. A pre-construction survey (Source 21) was completed prior to the commencement of construction for Phase One of the Dublin Gateway Medical Center. A pair of non-breeding, burrowing owls was observed on the project site in March 2005 as well as on an adjacent site located northeast of Dublin Boulevard and Tassajara Road. After regular monitoring of the project site over the course of 4 months, no burrowing owls were observed utilizing the burrows on the project site or foraging over the site. To mitigate for the loss of the burrowing owl habitat, the developer purchased burrowing owl conservation credits as authorized by the California Department of Fish and Game. The Project site is currently developed with surface parking and landscaping and no habitats or species currently exist on the site. b) Would the Project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies and regulations Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 40 of 62 4tt~ If;$ or by the California Department of Fish and Game or U S. Fish and Wildlife Service? Nl The Eastern Dublin EIR (Source 12) did not identify any riparian habitats or other sensitive natural communities on the Project site. The Project site is currently developed with surface parking and landscaping. c) Would the Project have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruptions or other means? Nl The Eastern Dublin EIR (Source 12) did not identify any federally protected wetlands on the Project site. The Project site is currently developed with surface parking and landscaping. d) Would the Project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors or impede the use of native wildlife nursery sites? Nl The Project site is located within an urbanized area and there are no wildlife corridors or nursery sites located on the Project site. As noted above, the Project site is currently developed with surface parking and landscaping. e) Would the Project conflict with any local policies or ordinances protecting biological resources such as a tree preservation policy or ordinance? Nl All trees currently located on the Project site were planted in conjunction with Phase One of the Dublin Gateway Medical Center and are not part of a tree preservation policy nor do they meet the criteria of Heritage Trees as defined in Dublin Municipal Code Chapter 5.60. f) Would the Project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional, or state habitat conservation plan? Nl The Project site is not located within the boundaries of a Habitat Conservation Plan, a Natural Community Conservation Plan or any other habitat conservation plan. Overall, no significant impacts to Biological Resources are expected to occur as a result of this Project. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 41 of 62 SDD:Q r~t Jt: Cultural Resources Section 3.9 of the Eastern Dublin EIR (Source 12) analyzed cultural resources and identified through records research and field surveys prehistoric sites, prehistoric isolate locations, and historic sites; none of the sites identified included the Project site. Mitigation Measures were included in the EIR to address the discovery of unidentified resources; the Project will be required to comply with such Mitigation Measures as well as Chapter 8.48, Archaeological Resources of the Dublin Zoning Ordinance. Proiect Impacts a) Would the Project cause a substantial adverse change in the significance of a historical resource as defined in 915064.5? NI While there are currently no historical resources located on the Project site, the Project is required to comply with Mitigation Measures 3.9/5.0 which requires that all construction activities cease if historic or pre-historic remains are discovered during grading and construction until the significance and extent of those remains can be ascertained be a certified archaeologist. This mitigation measure will be reflected in project conditions of approval. b) Would the Project cause a substantial adverse change in the significance of an archaeological resource pursuant to 915064.5? NI The Project site was recently graded in conjunction with Phase One of the Dublin Gateway Medical Center and is currently developed with surface parking and landscaping; no archaeological resources were discovered during the grading and construction of Phase One. The Project proposes the construction of a 5-level parking garage including one level of underground parking resulting in below grade disturbances. While the Eastern Dublin EIR (Source 12) did not identity any archaeological resources on the Project site, the Project is required to comply with Mitigation Measure 3.9/5.0. c) Would the Project indirectly destroy a unique paleontological resource or site or unique geologic feature? NI Based on the analysis undertaken as part of the Eastern Dublin EIR (Source 12), no unique paleontological resources or geologic features are located on the Project site however the Project is required to comply with Mitigation Measure 3.9/5.0 should any be discovered during grading and construction ofthe Project. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 42 of 62 5l~ 11~ d) Would the Project disturb any human remains, including those interred outside offormal cemeteries? NI Based on the analysis undertaken as part of the Eastern Dublin Specific Plan EIR (Source 12), there is no reasonable expectation that any human remains would be located on the Project site however the Project is required to comply with Mitigation Measure 3.9/5.0 should any be discovered during grading and construction ofthe Project.. Overall, no significant impacts to Cultural Resources are expected to occur as a result of this Project. VI. Geology and Soils The Project site is located in a seismically active region of Northern California. The significant earthquakes that occur in Northern California, specifically within the San Francisco Bay Area, are generally associated with the crustal movement along the well-defined, active fault zones of the San Andreas Fault system which regionally trends in a northwesterly direction. Other fault zones in the vicinity include the Calaveras and Greenville fault zones which are also part of the San Andreas Fault system. Inferred fault traces have also been identified approximately 1.2 miles west of the Project site. The Eastern Dublin EIR (Source 12) analyzed soils, geology and seismicity in Section 3.6 and adopted mitigation measures to address potentially significant impacts. The Project is required to comply with all applicable Mitigation Measures. Development of the Project site was also reviewed in a geotechnical study (Source 10) and is further noted below. Proiect Impacts a) Would the Project expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death related to: 1. Rupture of a known earthquake fault as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologistfor the area or based on other substantial evidence of a known fault? LSI 11. Strong seismic ground shaking? LSI 111. Seismic related ground failure including liquefaction? LSI IV. Landslides? NI The Eastern Dublin EIR (Source 12) analyzed impacts and adopted Mitigation Measures to address impacts related to seismicity (Section 3.6). The Project is required to comply with Mitigation Measures (MM) 3.6/1.0, 3.6/2.0, 3.6/4.0, 3.6/5.0, 3.6/6.0, 3.6/7.0. Accordingly, the project will comply with all applicable building codes, and a geotechnical study was prepared in connection with the 2005 approval of the Dublin Gateway Medical Center. The primary effects of ground shaking could not be mitigated to a less than significant level Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 43 of 62 '52'0 I cg~ therefore a statement of overriding considerations (Source 23) was adopted with the 1993 Eastern Dublin General Plan Amendment and Specific Plan approvals. b) Would the Project result in substantial soil erosion or the loss of topsoil? NI The Project site is flat and is currently developed; the Project will not result in the loss of topsoil or result in erosion. c) Would the Project be located on a geologic unit or soil that is unstable or that would become unstable as a result of the Project and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? LSI The Geotechnical Study for the Dublin Gateway Medical Center prepared by URS Corporation (Source 10) evaluated soil conditions and identified a moderate potential for liquefaction during a seismic event; the Study also determined that the potential for lateral spreading was remote. The recommendations set forth in the Geotechnical Study to address liquefaction were included in the 2005 approvals for the Dublin Gateway Medical Center. d) Would the Project be located on expansive soil as defined in Table 18-1-B of the Uniform Building Code (1994) creating substantial risks of life or property? LSI The above noted Geotechnical Study (Source 10) identified expansive soil conditions on the Project site and included recommendations for footing and slab-on-grade construction. These recommendations were included in the 2005 approval for the Dublin Gateway Medical Center. e) Would the Project have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? NI The Project will be connected to a sanitary sewer system provided by the Dublin San Ramon Services District (DSRSD) and therefore septic tanks will not be used. Overall, no significant impacts to Geology and Soils are expected to occur as a result of this Project. Previously identified significant impacts related to seismicity were addressed in a statement of overriding considerations and will be readopted in conjunction with this Negative Declaration. VIL Hazards and Hazardous Materials The Project site has been recently developed with surface parking and landscaping in conjunction with Phase One ofthe Dublin Gateway Medical Center. The Eastern Dublin EIR (Source 12) did not analyze hazards and hazardous materials. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 44 of 62 S ?i't t-$$ Proiect Impacts a) Would the Project create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? LSl The Project will necessitate the routine transport, use and disposal of hazardous materials. A number of pharmaceuticals and chemicals used by the hospital may be classified as hazardous by state and federal agencies. The hospital may also utilize x-ray and radiation equipment that generates hazardous byproducts. Also, waste generated by medical procedures such as gloves, bandages, needles, etc can be classified as bio-hazardous waste which requires special handling and disposal. The hospital will be licensed by the State of California and must comply with strict regulations for the handling, storage and disposal of hazardous materials. b) Would the Project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? LSl The potential for the release of hazardous materials into the environment would be minimal because the hospital is required to comply with all State and Federal regulations for the handling of hazardous materials. c) Would the Project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one quarter mile of an existing or proposed school? Nl The Project site is not located within 14 mile of an existing or proposed school. d) Would the Project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and as a result would it create a significant hazard to the public or the environment? Nl Pursuant to Government Code Section 65962.5, the Project site is not located on a hazardous waste and substance site. According to the State of California Department of Toxic Substances Control EnviroStor database (Source 15) the Project site is not a designated clean- up site and according to the State of California Water Resources Control Board GeoTracker database (Source 16) no leaking underground fuel tanks (LUFT) or underground storage tanks (UST) are located on the Project site. e) For a project located within a airport land use plan or where such a plan has not been adopted within two miles of a public airport or public use airport, would the Project result in a safety hazardfor people residing or working in the Project area? Nl Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 45 of 62 => !fan I ,;' The Project site is not located within an airport land use plan and is not within 2 miles of a public airport or public use airport. f) For a project within the vicinity of a private airstrip, would the Project result in a safety hazardfor people residing or working in the Project area? NI The Project site is not located within the vicinity of a private airstrip. g) Would the Project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? NI Adequate emergency access will be provided throughout the Project site; emergency access to the Project site can currently be obtained through existing streets. h) Would the Project expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? NI The Project site is located in an urbanized area which is currently served by existing fire stations. Overall, no significant impacts to Hazards and Hazardous Materials are expected to occur as a result of this Project. VIIL Hydrology and Water Quality The Project site is relatively flat. The Federal Emergency Management Agency (FEMA) has determined that the property is located outside of a special flood hazard area (Map revision date November 1, 2002). The Eastern Dublin EIR (Source 12) fully analyzed water and storm drainage impacts in Section 3.5 and the May 3, 1993 addendum and included Mitigation Measures for each category. The Project is required to comply with all applicable Mitigation Measures. Proiect Impacts a) Would the Project violate any water quality standards or waste discharge requirements? NI The Dublin San Ramon Services District (DSRSD) is the water and wastewater treatment provider for the Project site. The Project is required to comply with all Dublin San Ramon Services District (DSRSD) procedures, plans, policies and standards for all water and wastewater facilities. Additionally, a wastewater discharge permit is required to be obtained from DSRSD prior to the issuance of any construction related permits for the Project. The Initial Study . Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 46 of 62 5~i~ purpose of the permit is to ensure that the Project complies with all wastewater standards and discharge requirements. b) Would the Project substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level? NI The water supply for the Project site will be provided by the Dublin San Ramon Services District (DSRSD); the Project site is currently connected to DSRSD's water distribution system therefore the drilling of wells to obtain water supplies will not be necessary. As a result, the Project is not expected to deplete groundwater supplies. Because the Project site is currently developed with surface parking and landscaping (an impervious surface), construction of the Project would not create any additional impacts to groundwater recharge. c) Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in substantial erosion or siltation on- or off-site? NI The Project site is currently developed with surface parking and landscaping. Minor alterations to the existing drainage patterns would be necessary to accommodate the new structures proposed; however, new storm drain lines and inlets would be constructed to facilitate the collection of water resulting from the altered drainage patterns consistent with the City's adopted master drainage plan. These modifications are not expected to result in substantial erosion or siltation on- or off-site. d) Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? NI As noted above, the Project site is currently developed with surface parking and landscaping and while the Proj ect would require minor alterations to existing drainage patterns and facilities, it would not result in flooding on- or off-site. The grading of the site and the construction of storm drain inlets and lines consistent with the City's drainage master plan and improvement standards will adequately direct and collect surface runoff. e) Would the Project create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff! NI The Project is located within the Alameda Creek watershed which drains to the San Francisco Bay. The Project is also located within the jurisdiction of the Alameda County Flood Control Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 47 of 62 5l.a ~ [~'l and Water Conservation District, Zone 7. Zone 7 is responsible for channel and culvert storm drainage and the City of Dublin is responsible for local storm drains that drain to Zone 7 channels and culverts. The Project will not significantly increase runoff water as the site is already developed with surface parking and landscaping. Existing storm water drainage systems are adequate to accommodate the levels of runoff water from the Project. The Project is required to comply with the terms and conditions of the Alameda Countywide National Pollution Discharges Elimination Permit (NDPES) including designing and operating the site in a manner consistent with the Start at the Source publication (Source 31) and according to Best Management Practices (Source 32) to minimize storm water pollution. All trash dumpsters and/or compactors are required to have roofs to prevent contaminants from washing into the storm drain system. Additionally, the developer of the Project will be required to enter into an agreement with the City of Dublin to guarantee the perpetual maintenance obligation of all storm water treatment measures installed as part of the Project. Furthermore, the Project is required to have all roof drains drain across bioswales or into bio- filters prior to entering the storm drainage system. f) Would the Project otherwise substantially degrade water quality? NI The Project is not expected to substantially degrade water quality. g) Would the Project place housing within a 1 OO-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? NI The Project site is not located within a 100-year flood hazard area and does not include housing. h) Would the Project place within a 100-year flood hazard area structures which would impede or redirect flood flows? NI As noted above, the Project site is not located within a tOO-year flood hazard area. i) Would the Project expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? NI The Project site is not located near an existing levee or dam. j) Would the Project expose people or structures to a significant risk of loss, injury or death involving inundation by seiche, tsunami, or mudflow? NI Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 48 of 62 5ian Itr1 A seiche is the tide-like rise and drop of water in a closed body of water caused by earthquake-induced seismic shaking or strong winds. A tsunami is a series of large waves generated by a strong offshore earthquake or volcanic eruption. There are no large bodies of water on or within the vicinity of the Project site therefore there are no seiche hazards. Given the distance of the Project site from the San Francisco Bay and the Pacific Ocean, tsunami waves would not be a threat to the site either. The Project site is flat and does not have any steep slopes or hillsides that would be susceptible to mudflows or landslides. IX Land Use and Planning The Project site is located in a rapidly urbanizing area. According to the Eastern Dublin EIR (Source 12), the Project site was considered urbanized due to the former use as a military base and county jail. All off-site infrastructure improvements to serve the site are currently in place. The Project will intensify the existing property in that it includes the construction of a 6-story hospital building on existing surface parking and landscaping; however, the site is currently entitled for the construction of a 3-story medical office building. The Project complies with the goals, policies and standards adopted in the Dublin General Plan (Source 6) and Eastern Dublin Specific Plan (Source 7). Project Impacts a) Would the Project physically divide an established community? NI The Project site is developed with surface parking and landscaping, is located on an existing parcel, and is accessed by existing roads (Dublin Boulevard, Tassajara Road, Koll Center Drive and Glynnis Rose Drive). b) Would the Project conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the Project adopted for the purpose of avoiding or mitigating an environmental effect? NI The Project site has a General Plan and Specific Plan land use designation of Campus Office. The site is located in a PD, Planned Development Zoning District with underlying C-O, Commercial Office and C-2, General Commercial land uses and development regulations adopted through the Stage 1 and 2 Development Plan for the Koll Dublin Corporate Center. The proposed hospital is a conditionally permitted use and the proposed parking garage is a permitted use. c) Would the Project conflict with any applicable habitat conservation plan or natural community conservation plan? NI A habitat or natural community conservation plan has not been adopted for this area and therefore development on the Project site would not impact an established plan. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 49 of 62 61:>lJ.b l~t Overall, no significant impacts to Land Use and Planning are expected to occur as a result of this Project. X Mineral Resources The Project site contains no known mineral resources and there is no evidence that mining activities occurred in the past. Proi ect Impacts a) Would the Project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? NI There are no known mineral resources located on the Proj ect site. b) Would the Project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? NI Neither the Dublin General Plan (Source 6) nor the Eastern Dublin Specific Plan (Source 7) identifies any known mineral resources on the Project site. Overall, no significant impacts to Mineral Resources are expected to occur as a result of this Project. XI. Noise Noise generating sources which could impact the Project site or are generated by the Project include, construction noise; noise generated by vehicles on Dublin Boulevard, Tassajara Road and Interstate 580; and, ambulance sirens en route to and arriving at the proposed emergency room. Proiect Impacts a) Would the Project result in the exposure of persons to, or generation of, noise levels in excess of standards established in the local general plan or noise ordinance or applicable standards of other agencies? LSI The City of Dublin General Plan (Source 6) identifies traffic noise and potential light rail noise as the only major noise sources in Dublin's planning area; the General Plan further states that for noise issues within the Eastern Extended Planning Area, of which the Project is Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 50 of 62 5'1~ l~t> a part, the specific plan for the area should be consulted. The Eastern Dublin Specific Plan (Source 7) identifies Interstate 580 as the major noise source in eastern Dublin and requires compliance with the City's Noise Element and Title 24 ofthe California Administrative Code (now the California Code of Regulations). Chapter 9.0 of the Dublin General Plan is the City's Noise Element. Table 9.1 of the Dublin General Plan sets forth the acceptable noise levels for a variety of land uses including residential, offices and retail commercial. Although hospitals are not included in this list, they are considered sensitive receptors to noise similar to residential, schools, churches and nursing homes; the City's Noise Element has established a normally acceptable noise exposure range of 60-70db for such sensitive receptors. This is consistent with guidelines previously published by the State of California Governor's Office of Planning and Research (OPR) which indicated that noise levels up to 70db are normally acceptable for hospitals. The four sources of noise that are expected to be generated by the Project are as follows: . Construction Noise: Construction activities would cause intermittent and short term increases in noise levels which could impact existing residences located approximately 200-feet north of the Project site. Eastern Dublin EIR Mitigation Measure 3.10/4.0 requires the submission of a Construction Noise Management Program to minimize construction noise impacts. The City's standard conditions of project approval require that specific measures be taken to reduce construction impacts. As a result, construction noise would be a less than significant impact. . Traffic Noise: Traffic noise has been identified as having no significant additional impact because the Project would not generate more trips than the previously approved and analyzed medical office building. Although existing residences are located approximately 200-feet north of the Project site, a noise barrier already separates the residences from Dublin Boulevard as required by Eastern Dublin EIR Mitigation Measure 3.10/2.0. Furthermore, in compliance with Eastern Dublin EIR Mitigation Measure 3.1017.0, the Project will be assessed a noise mitigation fee to pay for on- and off-site noise mitigations. . Ambulance Sirens: The Project will result in adding a new source of on- and off-site noise with the introduction of ambulance sirens en route to and arriving at the proposed emergency room. While ambulance sirens currently exist throughout the community, the Project would create a new destination for emergency services. Some ambulance trips previously routed to Valley Memorial Hospital in Livermore and San Ramon Regional Medical Center in San Ramon would be diverted to the Project site. The main routes of travel for an ambulance arriving at the Project site expected to be Dublin Boulevard, Tassajara Road and Interstate 580 however many factors such as road conditions, traffic congestion, and time of day also playa role in determining the travel routes. Ambulances and their operations (i.e. use of sirens, travel routes) are regulated by the California Highway Patrol; according to the Ambulance Driver Handbook published by the Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 51 of 62 ~O'1J Department of Motor Vehicles (Source 20), Code 3 operations, which is a term used to describe the use of red warning lamps and siren in response to an emergency call, are only to be used when initially responding to an emergency call or when speed in obtaining emergency medical care appears essential to save a life, prevent undue suffering, or to reduce or prevent disability. The handbook further states that the use of sirens shall be restricted to situations where they are most effective. Dublin Boulevard, Tassajara Road and Interstate 580 are all existing noise sources; with the existing noise levels and the Code 3 limitations on sire use, no significant noise impact from ambulance sirens is expected. b) Would the Project result in the exposure of persons to or generation of excessive groundbourne vibration or groundbourne noise levels? NI No impacts are anticipated for groundboume vibration or noise, since no sources of vibration currently exist within or adjacent to the Project, such as heavy industrial facilities or railroads. The project uses would not generate groundborne vibration c) Would the Project result in a substantial permanent increase in ambient noise levels in the Project vicinity above levels existing without the Project? NI The Project is not expected to generate substantial, permanent increases in surrounding noise levels. Surrounding noise levels are high as the Project is in a developed area near existing high volume roadways and a freeway. Construction noise would be temporary and ambulance sirens would be periodic, not permanent. d) Would the Project result in a substantial temporary or periodic increase in ambient noise levels in the Project vicinity above levels existing without the Project? LSI As noted above, construction activities would result in temporary increases in noise levels in the immediate Project vicinity but would be managed through a Construction Noise Management Program consistent with Eastern Dublin EIR Mitigation Measure 3.10/4.0 and the City's standard conditions of project approval. After construction of the Project, the introduction of ambulance sirens en route to and arriving at the Project site would result in periodic increases in noise levels; ambulance operations are regulated by the California Highway Patrol and are not expected to be a significant noise source. e) For a project located within an airport land use plan or where such plan has not been adopted within two miles of a public airport or public use airport, would the Project expose people residing or working in the Project area to excessive noise levels? NI The Project is not located within an airport land use plan or within two miles of a public airport or public use airport. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 52 of 62 It,\t (<6~ f) For a project within the vicinity of a private airstrip, would the Project expose people residing or working in the Project area to excessive noise levels? NI The Project is not located within the vicinity of a private airstrip. Overall, no significant impacts to Noise are expected to occur as a result ofthis Project. XIL Population and Housing The City's total population as of January 1, 2006 was estimated by the State of California Department of Finance to be 41,907. Proiect Impacts a) Would the Project induce substantial population growth in an area, either directly (for example by proposing new homes and businesses) or indirectly (for example through extension of roads or other infrastructure)? NI The increase in square footage for the Project above what was previously approved for a medical office building is consistent with the Floor Area Ratio established by the Dublin General Plan and the Eastern Dublin Specific Plan and assumed in the Eastern Dublin EIR. Additionally, the Project is a hospital use and therefore would not significantly increase the population in the area. b) Would the Project displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? NI The Project site is currently developed with surface parking and landscaping and no housing units are present on the site. c) Would the Project displace substantial numbers of people necessitating the construction of replacement housing elsewhere? NI The Project site is currently developed with surface parking and landscaping and no housing units are present on the site. Overall, no significant impacts to Population and Housing are expected to occur as a result of this Project. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 53 of 62 to~~llji XIlL Public Services Fire Protection: The City of Dublin contracts with the Alameda County Fire Department to provide fire protection services including fire suppression, fire prevention, education, inspection services and hazardous material control to the community. Police Protection: The City of Dublin contracts with the Alameda County Sheriffs Department to provide 24-hour security patrols throughout the community in addition to crime prevention, crime suppression and traffic safety. Schools: The Dublin Unified School District (DUSD) provides educational services to residents in the City of Dublin. Parks: The City of Dublin Parks and Community Services Department develops and implements quality programs that strengthen the community's image, provide recreational experiences, encourage healthy lifestyles and preserve the City's heritage. Other Public Facilities: Maintenance - Maintenance of public streets, roads and other governmental facilities are the responsibility ofthe City of Dublin Public Works Department. Solid Waste Services - Solid waste services are provided by Amador Valley Industries. Proiect Impacts a) Would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? LSI The Alameda County Fire Department/Dublin Fire Prevention would provide fire services to the Project site. Fire Station 17 is located approximately 1.6 miles north of the Project site on Madigan Road and Fire Station 18 is located approximately 1.7 miles northeast of the Project site on Fallon Road. These existing fire stations are adequate to provide fire services to the Project site. Police protection? LSI The Alameda County Sheriffs Department/Dublin Police Services would provide law enforcement services to the Project site. The Project site is located on the southeast edge of Beat 73 which is an established service area. The Project could generate an increase in calls for service but would not reduce existing service levels. Additionally, the Project is required to comply with the City's Non- Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 54 of 62 f.r;31J I Residential Security Ordinance to ensure that any impacts are less than significant. Schools? NI The Project would not significantly increase the demand for schools in the area. Parks? NI The Project would not contribute to the demand on existing parks nor require the dedication of additional parkland as no new residential units are proposed. The project is required to pay Public Facilities Fees upon issuance of a building permit, which addresses park demand, among other things. Other Public Facilities - Maintenance? LSI The Project would increase the long- term maintenance demand for roads. However, the additional demands will be offset through the collection of City impact fees and property tax revenues. Other Public Facilities - Solid Waste Services? LSI The Project would increase generation of solid waste during construction and during the life of the building. A condition of project approval requires that a Waste Management Plan be submitted to the City throughout the construction phase of the Project to ensure appropriate measures are taken to recycle construction materials. Additionally, the Projectwill be required to provide adequate garbage and recycling facilities on-site. Overall, no significant impacts to Public Services are expected to occur as a result of this Project. XlV. Recreation Nearby community and recreational facilities include, Emerald Glen Park and Bray Commons Park. Proiect Impacts a) Would the Project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? NI The Project does not include the construction of residential units; therefore, no impacts to neighborhood or regional parks or recreational facilities are expected. The Project is required to pay Public Facilities Fees upon issuance of a building permit, which addresses park demand, among other things. b) Does the Project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? NI Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 55 of 62 b4-'b l-e~ The Project does not include any recreational facilities and would not require the construction or expansion of existing recreational facilities. Overall, no significant impacts to Recreation are expected to occur as a result of this Project. XV:: Transportation/Traffic The Eastern Dublin EIR (Source 12) Section 3.3 analyzed trip generation rates which included development of the Project site with office uses. The Eastern Dublin EIR identified unavoidable significant impacts to the Interstate 580 and Interstate 680 freeways, the Santa Rita/I-580 ramps and intersections along Dublin Boulevard. The City adopted in a Statement of Overriding Considerations with the 1993 Eastern Dublin approvals. The Eastern Dublin EIR identified impacts at the Dublin/Dougherty intersection but also identified mitigation measures to reduce them to less than significant. Since certification of the Eastern Dublin EIR, traffic studies and certified EIR's have determined that even with mitigation, this intersection will not operate at acceptable levels under cumulative buildout scenarios. Most recently, the 2005 certified Dublin Ranch West EIR (Source 17) identified cumulative traffic impacts at this intersection as significant and unavoidable. The cumulative analysis in the 2005 Dublin Ranch West EIR included the built portion of the Dublin Gateway Medical Center project and buildout ofthe current Project site. A traffic analysis prepared by TJKM Transportation Consultants dated July 28, 1998 for the Koll Dublin Corporate Center (Source 18) analyzed trip generation for 590,000 square feet of office of which 178,000 square feet is the Dublin Gateway Medical Center site. The City's Traffic Engineer reviewed a Traffic Analysis prepared by TJKM Transportation Consultants dated November 22, 2004 (Source 19) which evaluated trip generation rates for a change in land use on the Dublin Gateway Medical Center site from 178,000 square feet of office to 115,700 square feet of medical office and 62,300 square feet for a wellness center/indoor recreational facility. A second Traffic Analysis prepared by TJKM Transportation Consultants dated December 11, 2006 (Source 9) was reviewed by the City's Traffic Engineer to evaluate a change in land use from 58,000 square feet of medical office to a 100 bed hospital. The analysis showed the hospital would have a negligible increase in trips compared to the approved medical offices. Existing Transportation Network The Project site is served by two regional freeways and a number oflocal roadways including: Interstate 580 - An eight lane east-west freeway that connects Dublin with the San Joaquin Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 56 of 62 ta5'b t ~~ Valley to the east and the San Francisco Bay Area to the west. Interstate 580 is located south ofthe Project site. Interstate 680 - An eight lane north-south freeway that connects Dublin with central Contra Costa County and Sacramento to the north and Pleasanton, Fremont and Santa Clara County to the south. Dublin Boulevard - A six lane, east-west Arterial Street that extends from the City Limits in the west and currently terminates at Lockhart Street in the east. In the future, Dublin Boulevard will be extended farther east ultimately connecting with Fallon Road. Dublin Boulevard is located north ofthe Project site. Dougherty Road - A two to four lane, north-south Arterial Street that extends from Interstate 580 north to the Alameda/Contra Costa County line. Hacienda Drive - A four to six lane, north-south Arterial Street that extends from Interstate 580 north and terminates at Gleason Drive. Tassajara Road - A six lane, north-south Arterial Street that extends from the southern City limits at Interstate 580 to the northern City limits and Alameda/Contra Costa County line. Tassajara Road is located east of the Project site. Glynnis Rose Drive - A two lane, north south Class II Collector Street that primarily serves the Project site as well as adjacent professional office and retail buildings. Glynnis Rose Drive is located west ofthe Project site. Koll Center Drive - A two lane, east-west Class II Collector Street that primarily serves the adjacent medical and professional offices. Koll Center Drive is located directly south of the Project site. Proiect Impacts a) Would the Project cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system? LSI The City's Traffic Engineer has reviewed the Traffic Analysis prepared by TJKM Transportation Consultants (Source 9) which determined that the Project would generate 22 more AM. peak hour trips and 21 less P.M. peak hour trips than the previously approved 58,000 square foot medical office building. According to Institute of Traffic Engineers and San Diego Association of Governments, the estimated weekday trip generation rate for a hospital is 12 trips per bed and the estimated weekday trip generation rate for medical office is 34 trips per 1,000 square feet. Because the expected trip generation is negligible and would not generate more than 100 additional trips during the AM. or P.M. peak hours, the Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 57 of 62 (p~~ It'l increase in traffic during the AM. peak hours would have a less than significant impact. b) Would the Project exceed, either individually or cumulatively, a level of service (LOS) standard established by the county congestion management agency (CMA) for designated roads or highways? LSl Although the Project would generate less than 100 additional trips during the AM or PM peak hours and would not substantially impact the adjacent roadway systems, it would contribute to cumulative buildout impacts from development in eastern Dublin on Interstate 580, Santa Rita Road/Interstate 580 ramps, and the Dublin Boulevard/Dougherty Road intersection. Impacts on the freeway and the Santa Rita ramps were identified as significant and unavoidable in the Eastern Dublin EIR. The Dublin Ranch West EIR identified cumulative impacts at the Dublin/Dougherty intersection as significant and unavoidable. Both the Eastern Dublin EIR and Dublin Ranch West EIR assumed development of the Project site in their cumulative buildout analyses. There are no significant impacts beyond those identified in the previous EIR's. c) Would the Project result in a change in air traffic patterns, including an increase in traffic levels or a change in location, which results in substantial safety risks? Nl The Project would have no impact on air traffic patterns. Although some hospitals include on-site helicopter pads, the Project does not propose to have a helicopter pad nor does it propose to utilize any helicopter operations. d) Would the Project substantially increase hazards due to a design feature or incompatible uses? Nl The Project is compatible with adjacent medical and professional office uses and has been designed to provide safe and integrated internal circulations systems for both pedestrians and motorists. Existing access roads leading to the project would not be altered and currently provide for safe ingress and egress to the Project site. e) Would the Project result in inadequate emergency access? Nl The Project has been reviewed for emergency access by the City's Fire Prevention Bureau and Dublin Police Services. The provisions for emergency access are reflected in the conditions of project approval to ensure that adequate emergency vehicle access is maintained during construction and that Emergency Vehicle Access Easements (EV AE) are recorded to ensure adequate emergency vehicle access throughout the life of the Project. The parking garage is not proposed to be gated and therefore allows for adequate emergency access. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 58 of 62 &; 1'1J r~i j) Would the Project result in inadequate parking capacity? NI According to Chapter 8.76 ofthe Dublin Zoning Ordinance, hospitals are required to provide one parking space for every 3 beds, 1 parking space for every doctor and 1 parking space for every 3 employees on the largest shift. The Project has been reviewed for compliance with the Dublin Zoning Ordinance and adequate parking will be provided. g) Would the Project conflict with adopted policies, plans or programs supporting alternative transportation? NI The Proj ect has been designed to accommodate both pedestrians and bicyclists. Overall, no significant impacts to Transportation/Traffic are expected to occur as a result of this Project. XVI. Utilities and Service Systems The Project is consistent with the General Plan, Eastern Dublin Specific Plan and Planned Development Zoning designations for land use and density regulations. The Project site is served by the following service providers: Water and Wastewater Services: Dublin San Ramon Services District (DSRSD), Alameda County Flood Control and Water Conservation District, Zone 7 (Zone 7), and Livermore- Amador Valley Water Management Agency (LA VWMA). Regional water supply and distribution: Alameda County Flood Control and Water Conservation District, Zone 7 (Zone 7). Storm Drainage: City of Dublin/Alameda County Flood Control and Water Conservation District, Zone 7 (Zone 7). Solid Waste Disposal: Amador Valley Industries (A VI). Proiect Impacts a) Would the Project exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board (RWQCB)? NI The Project is part of the water and wastewater service area served by the Dublin San Ramon Services District (DSRSD). The current design capacity for treated wastewater handled by DSRSD is 41.2 (mgd). Wastewater generated by the Project would be treated at the wastewater treatment plant in Pleasanton and conveyed via a 16 mile pipeline from Pleasanton to San Leandro, entering the East Bay Dischargers Authority (EBDA) system for Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 59 of 62 ~'jd:f> '~1 dechlorination and discharge through a deepwater outfall to the San Francisco Bay. The increased flow from the Project was anticipated in the DSRSD master plan, is expected to be minor and would not exceed wastewater treatment requirements of the San Francisco Bay Regional Water Quality Control Board. b) Would the Project require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities the construction of which could cause significant environmental effects? Nl The Project is located in an urbanized area that contains existing water and wastewater infrastructure. Wastewater generated by the Project would be treated at an existing DSRSD wastewater treatment plant in the City of Pleasanton. The Project would not require the construction of new water or wastewater treatment facilities or the expansion of existing facilities because there is adequate capacity to serve the Project. c) Would the Project require or result in the construction of new storm water drainage facilities or expansion of existing facilities the construction of which would cause significant environmental effects? Nl The Project would be served by existing storm water drainage facilities which currently have the capacity to accommodate the Project. Therefore, the Project would not require the construction of new facilities or the expansion of existing facilities. d) Would the Project have sufficient water supplies available to serve the Project from existing entitlements and resources or are new or expanded entitlements needed? Nl The Project will be served by existing water supplies for domestic and irrigation purposes and can be accommodated by DSRSD and Zone 7. Development of the Project site is assumed in DSRSD and Zone 7 water supply plans. Therefore, no new or expanded entitlements are expected as a result of the Project. e) Would the Project result in a determination by the wastewater treatment provider which serves or may serve the Project that it has adequate capacity to serve the Project's projected demand in addition to the provider's existing commitments? Nl The Project has been reviewed by DSRSD, the wastewater treatment provider, and there is adequate capacity to serve the Project's demands in addition to existing commitments. f) Would the Project be served by a landfill with sufficient permitted capacity to accommodate the Project's solid waste disposal needs? Nl The City Dublin is a member agency of the Alameda County Waste Management Authority who is responsible for developing the Alameda County Integrated Waste Management Plan Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 60 of 62 eocz?; 1~f1 for the development of solid waste facilities. Solid waste management and disposal within the City of Dublin is provided by Amador Valley Industries (A VI). Solid waste is transported directly to the Altamont Landfill which is a Class II facility that is permitted to accept lip to 11,150 tons of solid waste per day. The Altamont Landfill has a remaining capacity of approximately 7 million tons. While the Project would generate an increase in the amount of solid waste, the Altamont Landfill has sufficient capacity to accommodate the Project's solid waste disposal needs. Additionally, a condition of project approval requires that a Waste Management Plan be submitted to the City throughout the construction phase of the Project to ensure appropriate measures are taken to recycle construction materials. g) Would the Project comply with federal, state and local statutes and regulations related to solid waste? NI The City of Dublin and the City's solid waste provider, Amador Valley Industries, would ensure that the Project adheres to all federal, state and local solid waste regulations during construction and throughout the life of the Project. Some of the waste generated by the Proj ect would be medical waste that cannot be disposed of in a conventional solid waste facility. This material must be collected, stored, transported and disposed of separately and taken to a disposal facility licensed to handle this class of waste. The State of California Office of Statewide Health Planning and Development and the Alameda County Environmental Health Department will oversee the disposal of medical waste. Overall, no significant impacts to Utilities and Service Systems are expected to occur as a result of this Project. XVIL Mandatory Findings of Significance a) Does the Project have the potential to degrade the quality of the environment, substantially reduce the habitat of fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare of endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? NI. The analysis contained within this Initial Study indicates that the Project will not have a significant adverse impact on the environment, including biological, cultural and historical resources. Adherence to all appropriate Mitigation Measures adopted as part of the Eastern Dublin Specific Plan EIR are adequate to reduce any potentially significant environmental effects to a less than significant level. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 61 of 62 lD"6 J b) Does the Project have impacts that are individually limited, but cumulatively considerable? NI Although the Project would not significantly increase traffic generation, cumulatively it would contribute to previously identified traffic impacts which were deemed significant and unavoidable in the Eastern Dublin Specific Plan EIR and the Dublin Ranch West EIR. No new significant cumulative environmental impacts are expected to occur as a result of this Project. c) Does the Project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? NI As discussed throughout the Initial Study, no significant impacts on human beings are expected to occur as a result of the Project. Initial Study Dublin Gateway Medical Center, Building 3 Hospital and Garage City of Dublin January 2007 62 of 62 71~ ,~~. EXHIBIT B STATEMENT OF OVERRIDING CONSIDERATIONS 1. GENERAL. The Project is within the Eastern Dublin General Plan Amendment and Specific Plan (the "Eastern Dublin GPAlSP") planning area which was the subject of the Eastern Dublin EIR, certified by Resolution 53-93 on May 10, 1993. The EIR analyzed the potential effects of future urban development planned for a largely undeveloped area east of the then-existing City. Numerous environmental impacts were identified and numerous mitigation measures adopted upon approval of the Eastern Dublin GP AlSP. The City Council carefully considered each impact in its decision to approve urbanization of Eastern Dublin through approval of the Eastern Dublin GPAlSP project. For identified impacts that could not be mitigated to a less than significant level, the Dublin City Council adopted a Statement of Overriding Considerations. The Dublin City Council later approved land use applications for the Koll Dublin Corporate Center which includes the Dublin Gateway Medical Center site. The City Council is currently considering the Dublin Gateway Medical Center Building 3 Hospital and Garage project which is Phase Two of the Dublin Gateway Medical Center. The project includes the development of a 100-bed hospital and 5-level parking garage and is generally consistent with prior approvals. The project area consists of approximately 3.13 acres of the larger 7.14 acre Dublin Gateway Medical Center site. The proposed project includes an amendment to the Stage 1 and 2 Development Plan for Planned Development Zoning District, P A 98-047 to increase the development potential on the 7.14 acre site from 178,000 square feet to 292,000 square feet. All previously adopted mitigation measures as part of the Eastern Dublin GP AlSP continue to apply to any future development as applicable, including the Dublin Gateway Medical Center Building 3 Hospital and Garage project. While the Eastern Dublin EIR evaluated traffic impacts throughout the plan area, it concluded that cumulative traffic impacts at the Dublin/Dougherty intersection could be mitigated to a less than significant level. Later environmental reviews, including the Dublin Ranch West EIR, certified by City Council Resolution 42-05 on March 15, 2005, identified cumulative traffic impacts at the Dublin/Dougherty intersection as being significant and unavoidable. The Dublin City Council adopted a Statement of Overriding Considerations for this impact. Pursuant to a 2002 California Court of Appeals decision, the City Council hereby adopts specific overriding considerations for the Dublin Gateway Medical Center Building 3 Hospital and Garage project.1 The City Council believes that many of the unavoidable environmental effects identified in the Eastern Dublin EIR and Dublin Ranch West EIR that are applicable to the project site will be substantially lessened by mitigation measures adopted with the original approval and the related Conditions of Approval to be implemented with the development of the project. Even with mitigation, the City Council recognizes that the implementation of the project carries with it unavoidable adverse environmental effects as identified in the Eastern Dublin EIR and Dublin Ranch West EIR. The City Council specifically finds that to the extent that the identified adverse or potentially adverse impacts for the project have not been mitigated to acceptable levels, there are 1 "... public officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v. California Resources Agency_(2002)103 Cal.App. 4th 98, 125. 10f3 Exhibit B 7~1~.e specific economic, social, environmental, land use, and other considerations that support approval of the project. 2. UNAVOIDABLE SIGNIFICANT ADVERSE IMPACTS. The following unavoidable, significant environmental impact(s) identified in the Eastern Dublin EIR and Dublin Ranch West EIR for future development of Eastern Dublin apply to the Dublin Gateway Medical Center Building 3 Hospital and Garage project. The impact(s) cannot be fully mitigated by changes or alterations to the proj ect. Traffic and Circulation Impacts 3.3/B, 3.3/E. 1-580 Freeway, Cumulative Freeway Impacts: While city street and interchange impacts can be mitigated through planned improvements, transportation demand management, the 1-580 Smart Corridor program and other similar measures, mainline freeway impacts continue to be identified as unavoidable, as anticipated in the Eastern Dublin EIR. Future development on the Dublin Gateway Medical Center site will generate less traffic than anticipated in the Eastern Dublin EIR, but will still incrementally contribute to the unavoidable freeway impacts. Traffic and Circulation Impacts 3.3/L 3.3/M Santa Rita Road/I-580 Ramps, Cumulative Dublin Boulevard Impacts: The Dublin Gateway Medical Center Building 3 Hospital and Garage project will be required to implement all applicable adopted traffic mitigation measures, including contributions to the City's TIF program; however even with mitigation these impacts continue to be identified as unavoidable, as anticipated in the Eastern Dublin EIR. Community Services and Facilities Impact 3.4/S. Consumption of Non-Renewable Natural Resources and Sewer, Water; and Storm Drainage Impact 3.5/F, H, U Increases in Energy Usage through Increased Water Treatment, Disposal and Operation of Water Distribution System: Future development of the Dublin Gateway Medical Center Building 3 Hospital and Garage project will contribute to increased energy consumption. Soils, Geology, and Seismicity Impact 3.6/B. Earthquake Ground Shaking, Primary Effects: Even with seismic design, future development of the Dublin Gateway Medical Center Building 3 Hospital and Garage project could be subject to damage from large earthquakes, much like the rest of the Eastern Dublin planning area. Air Quality Impacts 3.ll/A, B, C, and E. Future development of the Dublin Gateway Medical Center Building 3 Hospital and Garage project will contribute to cumulative dust deposition, construction equipment emissions, and mobile and stationary source emissions. Supplemental Impacts AQ-2, AQ-3. Project emission increase that would exceed the BAAQMD significance thresholds for ozone precursors on project and cumulative levels: Even with implementation of the previously adopted mitigation measures and the additional mitigation measures in the Supplemental EIR, project and cumulative precursor emissions will exceed BAAQMD thresholds. Supplemental Impact TRA-2. Impacts to study intersections under Buildout conditions (Dublin Boulevard/Dougherty Road): Even with implementation of the previously adopted mitigation measures, including contribution to intersection improvements through the TIF program, the Dublin Gateway Medical Center Building 3 Hospital and Garage project will contribute to significant and unavoidable impacts at this intersection under buildout conditions. 20f3 1~t1f> I~' 3. OVERRIDING CONSIDERATIONS. The City Council previously balanced the benefits of the Eastern Dublin project approvals against the significant and potentially significant adverse impacts identified in the Eastern Dublin EIR and Dublin Ranch West EIR. The City Council now balances those unavoidable impacts that apply to development of the Dublin Gateway Medical Center Building 3 Hospital and Garage project against the benefits of the project as set forth below. The City Council, acting pursuant to CEQA Guidelines Section 15093, hereby determines that unavoidable impacts of the project are outweighed by the substantial benefits of developing a hospital and associated parking garage. The project will further the urbanization of Eastern Dublin as planned through the comprehensive framework established in the original Eastern Dublin approvals. Development of the project will provide a 100-bed hospital which is located in close proximity to existing and future dwelling units and will provide health care services to all residents of Dublin and the Tri-Valley region. The project is also located in close proximity to the 1-580 freeway, which will promote regional and community access to the hospital. In addition, the project will result in the following economic benefits: 1) a significant number of new jobs, including part-time and full-time employment for local residents; 2) access to health care and related services; and 3) an increase in revenues from either property taxes or a community benefit payment. Finally, the project serves as a continuation of the architectural and landscape themes, materials, forms and elements as established by surrounding development, thereby promoting the aesthetic development of the area. The design theme of the Dublin Gateway Medical Center will serve as a gateway to the community. 30f3 lL.f~ I~.g ORDINANCE NO. XX - 07 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A PLANNED DEVELOPMENT REZONE AND STAGE 1 AND 2 DEVELOPMENT PLAN FOR THE DUBLIN GATEWAY MEDICAL CENTER BUILDING 3 HOSPITAL AND GARAGE PROJECT LOCATED AT 4084 AND 4100 DUBLIN BOULEVARD APN 986-0016-021 & 986-0016-022 P A 06-026 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. By Ordinance No. 22-98 the City Council rezoned the approximately 35-acre area known as Koll Dublin Corporate Center to a Planned Development Zoning District and adopted a Stage 1 and 2 Development Plan for the entire project area. B. This Ordinance adopts an amendment to the Stage 1 and 2 Development Plan approved for the Koll Dublin Corporate Center by the City Council on December 15, 1998. Section 2. FINDINGS AND DETERMINATIONS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development Rezone and amended Stage 1 and 2 Development Plan for the Dublin Gateway Medical Center Building 3 Hospital and Garage project (the "Project"), meets the purpose and intent of Chapter 8.32 in that it provides maximum flexibility and diversification in the development of the property by allowing the development of either a 58,000 square foot medical office building or a 168,000 square foot, 100-bed hospital building depending upon market conditions and creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design, which is in close proximity to Dublin Boulevard, Tassajara Road and the 1-580 freeway. 2. The Planned Development Rezone and amended Stage 1 and 2 Development Plan for the Project will be harmonious and compatible with existing and future development in the surrounding area because: 1) the uses proposed as part of the Project are consistent with the 1998 Development Plan approved for the Koll Dublin Corporate Center; and 2) the Project is consistent with campus office development as envisioned in the Eastern Dublin Specific Plan. B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: 1. The Planned Development Rezone and amended Stage 1 and 2 Development Plan for the Project will be harmonious and compatible with existing and potential development in the surrounding area in that: 1) the land uses and site plan establish a comprehensive medical office complex; 2) the Project is consistent with the Eastern Dublin Specific Plan and the Stage 1 and 2 Development Plan, as amended; 3) the Project site has been designed to be compatible with adjacent professional and medical office uses and commercial uses; and 4) the Project site includes attractive landscaping and site elements including a location for public art, light Page 1 of3 Attachment 2 '5fb \'5'8 fixtures, benches, plazas and pedestrian paths to create an attractive landscape palette and material palette for the hospital and adjacent medical office buildings. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed in that: 1) the Project, in combination with the larger Koll Dublin Corporate Center, will not exceed the maximum Floor Area Ratio (FAR) of .80 which was established in the Eastern Dublin Specific Plan for Campus Office land uses; 2) the Project will include a hospital use which is consistent with the land use designations of General Commercial and Campus Office; 3) as amended, the Stage 1 and 2 Development Plan will permit a maximum of 168,000 square feet of gross floor area for a hospital; and 4) the Stage 1 and 2 Development Plan for the Project has been designed to accommodate the topography of the Project site which is currently developed with surface parking and landscaping and is suitable for the development of a hospital and therefore physically suitable for the type and intensity of the proposed Planned Development Zoning district. 3. The Planned Development Rezone and amended Stage I and 2 Development Plan for the Project will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because the Project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The Planned Development Rezone and amended Stage 1 and 2 Development Plan for the Project is consistent with the Dublin General Plan, Eastern Dublin Specific Plan and the Planned Development Zoning, as amended, in that: 1) the Project is consistent with the permitted, conditional and temporary use lists adopted by the City Council as part of the 1998 Stage 1 and 2 Development Plan for the Koll Dublin Corporate Center; 2) the proposed amendments to the Stage 1 and 2 Development Plan with respect to density provides for flexibility in development depending upon market conditions by allowing for either a 58,000 square foot medical office building or a 168,000 square foot hospital building on Lot 3 of Map 8524; and 3) the Project is consistent with the purpose and intent of the Eastern Dublin Specific Plan for the Tassajara Gateway subarea which encourages the development of land uses that will benefit from their location at the intersection of Dublin Boulevard and Tassajara Road and their close proximity to the 1-580 freeway. C. Pursuant to the California Environmental Quality Act, the City Council finds as follows: 1. Pursuant to the California Environmental Quality Act (CEQA), Sections 15162 and 15164 provide that an addendum to a previously certified Environmental Impact Report (EIR) may be prepared when a project requires a minor technical change to an EIR and there are no new significant environmental effects and no substantial increase in the severity of previously identified significant effects. Section 3. MAP OF THE PROPERTY. Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 1 and 2 Development Plan applies to the following property ("the Property"): Lot 3 and 4 of Vesting Tentative Parcel Map 8524, 1.545 acres and 1.585 acres respectively (also a portion of Lot 7 of Tract 7064) for PA 06-026 (APN 986-0016-021 & 986-0016-022) at the southwest comer of Dublin Boulevard and Glynnis Rose Drive and bordered by Dublin Boulevard to the north, Glynnis Rose Drive to the west and Koll Center Drive to the south. Page 2 of3 1~J6 l~~ A vicinity map showing the area for a Stage 1 and 2 Development Plan is shown below: Section 4. APPROVAL The regulations for the use, development, improvement, and maintenance of the Property are set forth in the amended Stage 1 and 2 Development Plan as attached in Exhibit A which is hereby approved. Any amendments to the Stage 1 and 2 Planned Development Zoning Development Plan shall be in accordance with Section 8.32.080 and/or Chapter 8.120 ofthe Dublin Municipal Code or its successors. Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this 5th day of June 2007 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Janet Lockhart, Mayor ATTEST: City Clerk G:\PA#\2006\06-026 Dublin Gateway Bldg 3 Mod\Public Hearing Documents\CC\CC Ord PD Rezone_done.doc Page 3 of3 Amended by Resolution 04-55 by the Planning Commission on August 24, 2004 (P A ~l'llr \ ~ S Amended by Resolution 05-06 by the Planning Commission on January 25, 2005 (P A 04-046) Amended by Ordinance _-_ by the City Council on _, 2007 (P A 06-026) EXHIBIT A DEVELOPMENT PLAN General Provisions This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Koll Corporate Center project, located on the south side of Dublin Boulevard, east of Tassajara Creek, West of Tassajara Road, and north of Interstate 580 (APN 986-0001-001- 10, portion). This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. This Development Plan was subsequently amended by Planning Commission Resolution 04-55 for the Ulferts Center project on August 24, 2004. The amendments included the removal of the hotel designation on Lots 1 and 2 and allowed for the development of retail commercial uses on the entire property. This Development Plan was subsequently amended for the Dublin Gateway Medical Center project on January 25, 2005. The amendment allowed for massage establishments in conjunction with physical therapy to be a permitted use, rather than conditional use, consistent with the regulations set forth in the Dublin Zoning Ordinance. This Development Plan was subsequently amended for the Dublin Gateway Medical Center Building 3 Hospital and Garage project on _, 2007. The amendments allowed for am alternative development project on a portion of Lot 7 of Map 7064 otherwise known as Lots 3 & 4 of Map 8524; an increase in square footage on Lot 7 of Map 7064; revisions to the site plan and landscape plan; and, revisions to the development regulations. This Development Plan is also represented by the following: . Tentative Map 7064 and Site Development Review plans, Landscape plans, and other plans, exhibits, and written statements contained in the document dated received October 30, 1998, labeled Exhibit A-I to the Ordinance approving this Development Plan (City Council Ordinance No. 22-98), on file in the Planning Division. . Site Development Review plans, Landscape plans, and other plans, exhibits and written statements relating to the project approved as part of Planning Commission Resolution 04-55 for the Ulferts Center (P A 03-064), on file in the Planning Division. . Tentative Map 8524 and Site Development Review plans, Landscape plans, and other plans, exhibits and written statements relating to the project approved as part of Planning Commission Resolution 05-06 for the Dublin Gateway Medical Center (P A 04-046), on file in the Planning Division. . Site Development Review plans, Landscape plans, and other plans, exhibits and written statements relating to the project approved as part of Ordinance _ for the Dublin Gateway Medical Center Building 3 Hospital and Garage (P A 06-026), on file in the Planning Division. 10f6 EXHIBIT A Amended by Resolution 04-55 by the Planning Commission on August 24, 2004 (P A o:1~fD \ $- Amended by Resolution 05-06 by the Planning Commission on January 25, 2005 (P A 04-046) Amended by Ordinance _-_ by the City Council on _, 2007 (P A 06-026) This Planned Development Zoning District, as amended, allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. 1. Permitted Uses. The following uses are permitted for this "PD / C-2 / C-O" (Planned Development/General Commercial/Campus Office) Zoning District. * a) Banks & Financial Services; b) Contractor's Office; c) Copying & Blueprinting; d) Eating & Drinking Establishments; e) Health Services/Clinics; f) Laboratory; g) Professional/Administrative Offices; h) Parking Lot/Garage - Commercial; i) Retail - General; j) Retail- Neighborhood; k) Retail- Service; 1) Day Care of 14 or fewer children; m) School- trade school, college, university; n) Similar and related uses as determined by the Director of Community Development; and, 0) Massage Establishments, in conjunction with physical therapy. Amended by PC Reso. 05-06 (01/25/05) *See "**NOTE" on Page 5 regarding uses on Lot 3 of Map 8524. 2. Conditional Uses.* a) AutomobileN ehicle Brokerage, Rental; b) Building Materials Sales; c) Mini-Storage; d) Storage of petroleum products for on-site use; e) Warehousing and distribution; f) Community Facility; g) Massage Establishments, in conjunction with a gymnasium/health club; Amended by PC Reso. 05-06 (01/25/05) h) Day Care Center - 15+ children; i) Outdoor Mobile Vendor; j) Outdoor Seating; k) Temporary Outdoor Sale not related to on-site established business (sidewalk sale); I) Caretaker Residence; m) Hospital/Medical Center; 20f6 Amended by Resolution 04-55 by Ibe Planning Conuuission on Angust 24, 2004 (P A oJ:J)~ \-r,i Amended by Resolution 05-06 by the Planning Commission on January 25, 2005 (P A 04-046) Amended by Ordinance _-_by the City Council on _' 2007 (P A 06-026) n) Animal Sales and Services; 0) Auction Yard; p) AutomobileN ehicle Sales and Service; q) Bed and Breakfast inn; r) Car Wash/Detailing; s) Community Care Facility - Large; t) Dance Floor; u) Drive-in/Drive-through business; v) Hotel/Motel; w) Plant Nursery; x) Recreational Facility/Indoor; y) Recreational Facility/Outdoor; z) Retail - outdoor storage; aa) Service Station; bb) Shopping Center; and, cc) Similar and related uses as determined by the Director of Community Development. *See "**NOTE" on Page 5 regarding uses on Lot 3 of Map 8524. 3. Dublin Zoning Ordinance, Applicable Requirements. Except as specifically modified by the provisions of this PD District Rezone/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone. 4. Site Plan & Architecture. This Development Plan applies to the approximately 37-acre site generally located south of Dublin Boulevard, north of Interstate 580, west of Tassajara Road and east of John Monego Court. Any modifications to the project, or development on the future hotel/retail site (Phase 3), shall be substantially consistent with these plans and of equal or superior materials and design quality. Development on the future hotel/retail site (Phase 3) requires approval of Site Development Review by the City of Dublin. The development of the future hoteVretail site (Phase 3) was modified by Planning Commission Resolution 04-55 for the Ulferts Center. The following site plans and elevations are hereby incorporated by reference: Amended by Ord. _ -_ (Date) . Ordinance 22-98 for the Koll Dublin Corporate Center, Exhibit A-I (PA 98-047). . Planning Commission Resolution 04-55 for the Ulferts Center (P A 03-064). . Planning Commission Resolution 05-06 for the Dublin Gateway Medical Center (P A 04-046). . Ordinance _-_ and Planning Commission Resolution _-_ for the Dublin Gateway Medical Center Building 3 Hospital and Garage (P A 06-026). 30f6 Amended by Resolution 04-55 by the Planning Commission on August 24, 2004 (P A ~:Q L ~ -t Amended by Resolution 05-06 by the Planning Commission on January 25, 2005 (P A 04-046) Amended by Ordinance _-_by the City Council on _, 2007 (P A 06-026) 5. Density. The maximum square footage of the proposed development for the parcels covered under this Development Plan (as shown on the applicable site plans) is as follows: Lot 1 & 3, Tract 7064 (Retail site): 1.6 acres & 2.6 acres, respectively 50,530 square feet building area* Amended by PC Reso. 04-55 (August 24, 2004) Lot 2, Tract 7064 (Retail site): 1. 6 acres 7,000 square feet building area* Lot 4, Tract 7064 (4-story office building): 5.53 acres 139,285 square feet building area Lot 5, Tract 7064 (4-story office building): 6.67 acres 139,285 square feet building area Lot 6, Tract 7064 (4-story office building): 6.42 acres 139,285 square feet building area Lot 7, Tract 7064: 7.11 acres Lot 7 of Tract 7064 has been further divided as follows: Amended by CDD Reso. 05-01 (February 28, 2005) Amended by PC Reso. 05-06 (January 25, 2005) Amended by Ord. - (Date) Lot 1, Map 8524 (3-story office building) 3.000 acres 62,300 square feet building area Lot 2, Map 8524 (3-story office building) 1.009 acres 57,700 square feet building area Lot 3, Map 8524 (3-story office building) 1.545 acres 58,000 square feet building area OR 168,000 square feet building area** Lot 4, Map 8524 1.585 acres 4-level parking garage OR 5-level parking garage** Total Building Area: 178,000 square feet OR 292,000 square feet** Lot 8, (Park & Ride facility): 1. 74 acres No building area (parking only) *NOTE: Densities for Lots 1, 2, and 3 may be combined and re-allocated among these three lots in any manner within this portion of the project site, but must be used for General Commercial/Retail uses and a hotel, unless an amendment to this Planned 40f6 Amend,d by Rosolution 04-55 by the Planning Conunission on August 24, 2004 (P A o~oL~ l'ti Amended by Resolution 05-06 by the Planning Commission on January 25,2005 (PA 04-046) Amended by Ordinance _-_ by the City Council on _, 2007 (P A 06-026) Development is approved. An amendment to the Planned Development was approved by Planning Commission Resolution 04-55 on August 24, 2004. This amendment removed the hotel designation from Lots 1 and 3 and allowed for the development of retail commercial uses instead. **NOTE: This Development Plan allows for the development of either: 1) a 3-story, 58,000 square foot medical office building on Lot 3 of Map 8524 and 4-level above ground parking garage on Lot 4 of Map 8524 OR 2) a 6-story, 168,000 square foot, 100- bed hospital on Lot 3 of Map 8524 and 5-level parking garage on Lot 4 of Map 8524 with one level below ground and 4-levels above ground. At no time shall the 6-story hospital building on Lot 3 of Map 8524 be utilized for any other use than a hospital without an amendment to this Development Plan. 6. Phasing Plan. The Corporate Center will be developed in three phases. The First phase will include the three, four-story office buildings, Park & Ride lot, perimeter landscaping, on-site entrance roads, and associated site work. The Second phase will be the signature, six-story office building at the comer of Dublin Boulevard and Tassajara Road (Amended by Planning Commission Resolution 05-06 on January 25,2005). The Third phase will include the Hotel/Retail parcel, which will likely be sold to a separate hotel developer (Amended by Planning Commission Resolution 04-55 on August 24, 2004). Third phase uses could be constructed after the first phase when a critical mass of on-site customer support is created. Any hotel/retail uses proposed for the vacant parcel (Lots 1, 2, and 3) must be consistent with the standards established by this Development Plan, and will require approval of a Site Development Review by the City of Dublin Planning Commission (Amended by Planning Commission Resolution 04-55 on August 24, 2004). 7. Landscaping Plan. The following landscaping plans are hereby incorporated by reference: . Ordinance 22-98 for the Koll Dublin Corporate Center, Exhibit A-I (PA 98-047). . Pinewave Design and Engineering, 3 sheets, dated received by the Planning Division on August 17,2004 for the Ulferts Center (PA 03-064). Amended by PC Reso. 04-55 (August 24, 2004) . Ware Malcomb, 3 sheets, dated received by the Planning Division on January 11, 2005 for the Dublin Gateway Medical Center (P A 04-046). Amended by PC Reso. 05-06 (01/25/05) . Ware Malcomb and Ridge Landscape Architects, dated received by the Planning Division on February 26, 2007 for the Dublin Gateway Medical Center Building 3 Hospital and Garage (P A 06-026). Amended by Ord. _ -_ (Date) 8. Development Standards. The development regulations for the project are hereby incorporated by reference: . Ordinance 22-98 for the Koll Dublin Corporate Center, Exhibit A-I (PA 98-047). 50f6 Amended by Resolution 04-55 by the Planning Commission on August 24, 2004 (P A 03-~~av \ *8.~ Amended by Resolution 05-06 by the Planning Commission on January 25, 2005 (P A 04-046) Amended by Ordinance _ -_ by the City Council on _, 2007 (P A 06-026) . Pinewave Design and Engineering dated received by the Planning Division on August 17, 2004 for the Ulferts Center (P A 03-064). Amended by PC Reso. 04- 55 (August 24, 2004) . Ware Malcomb, dated received by the Planning Division on January 11, 2005 for the Dublin Gateway Medical Center (P A 04-046). Amended by PC Reso. 05-06 (01/25/05) . Ware Malcomb, dated received by the Planning Division on February 26, 2007 for the Dublin Gateway Medical Center Building 3 Hospital and Garage(P A 06- 026). Amended by Ord. _ -_ (Date) The development of Lots 3 and 4 of Parcel Map 8524 (formerly a portion of Lot 7 of Tract Map 7064) shall be permitted to have: . A 3-story, 58,000 square foot medical office building (Lot 3) and 4-level above ground parking garage (Lot 4) approved as part of Planning Commission Resolution 05-06, OR . A 6-story, 168,000 square foot, 100-bed hospital building (Lot 3) and 5-level parking garage (Lot 4) with one level below ground and 4 levels above ground approved as part of Ordinance _ and Planning Commission Resolution_. The 5-level parking garage approved in conjunction with the 6-story hospital building may also be constructed with the 3-story medical office building so long as one level of parking remains underground and only 4-levels of parking above ground. NOTE: Any increase in the maximum square footage on Lot 3 of Map 8524, including the addition of a basement for equipment or any other use, shall require an amendment to this Development Plan and shall be subj ect to review by the Planning Commission with a recommendation to City Council. 9. General Provisions. A) The project applicant/developer shall enter into a Development Agreement with the City of Dublin prior to Final Map approval, which shall contain, but not be limited to, provisions for financing and timing of on and off-site infrastructure, payment of traffic, noise and public facilities impact fees, ownership and maintenance of creek and open space areas, and other provisions deemed necessary by the City to find the project consistent with the Eastern Dublin Specific Plan. B) The project applicant/developer shall be required to pay a Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 32-96, adopted by the City Council on March 26, 1996, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. 60f6