HomeMy WebLinkAbout07-01-13ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
July 1, 2013 Monday 5:00 p.m.
ROLL CALL: Commrs. Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, Greg Wynn, Vice -Chair Michelle McCovey-Good, and
Chairperson Jim Duffy
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of June 19, 2013. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and address. Comments are limited to five minutes per person. Items raised at
this time are generally referred to the staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing, or in
written correspondence delivered to the City of San Luis Obispo at, or prior to, the
public hearing. If you wish to speak, please give your name and address for the record.
Any decision of the Architectural Review Commission is final unless appealed to the City
Council within 10 days of the action. Any person aggrieved by a decision of the
Commission may file an appeal with the City Clerk. Appeal forms are available in the
Community Development Department, City Clerk's office, or on the City's website
(www.slocity.org). The fee for filing an appeal is $268 and must accompany the appeal
documentation.
1. 75 Prado Road. ARC 64-13; Review of a new two-story office building adjacent to
an existing office; C-S-S zone; J. B. Dewar, Inc., applicant. (Marcus Carloni)
2. 1911 Johnson Avenue. ARC 140-11; Architectural review of a new 18,000
square -foot office building behind the hospital, a 5,000 square -foot urgent care
center in the front parking lot, and a 2,130 square -foot temporary auditorium on
the north side of the main Lizzie Street driveway of the French Hospital campus;
O-S zone; French Hospital, applicant. (Pam Ricci)
Architectural Review Commission
Page 2
COMMENT & DISCUSSION:
3. Staff
a. Agenda Forecast
4. Commission
ADJOURNMENT
Presenting Planners: Marcus Carloni and Pam Ricci
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and
la activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
"MrAlcity orMeeting Date: July 1, 2013
San 1UIS OBISp Q Item Number: 1
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of new two-story office building adjacent to an existing office at the J.B.
Dewar headquarters.
PROJECT ADDRESS: 75 Prado Road
BY: Marcus Carloni, Assistant Planner >k,
Phone Number: 781-7176
e-mail: mcarloni@slocity.org
FILE NUMBER: ARC 64-13 FROM: Pam Ricci, Senior Planner FF*�
RECOMMENDATION
Adopt the Draft Resolution (Attachment 3) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant
J.B. Dewar, Inc.
Representative
George Garcia (Garcia Architecture
& Design)
Zoning
C-S-S (Service Commercial, Special
Considerations)
General Plan
Services and Manufacturing
Site Area
—140,500 square feet
App. Complete
May 3, 2013
Environmental
Categorically Exempt from
Status
environmental review under
Section 15332 (In -Fill Development
Projects) of the CEQA Guidelines.
SUMMARY
40
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an Luis Obispo Creek
The proposed project includes the removal of existing modular office buildings to be replaced
with a 3,605 square -foot, two-story office building. The proposed office's contemporary design
complements the site's existing office and warehouse buildings while respecting the design and
scale of neighboring development.
The project warrants review by the ARC since it includes development of a new mid -size office
building that will be located in close proximity to other structures and related alterations to a
commercial property. The applicant is seeking final approval of the current project plans from the
ARC 64-13 (75 Prado)
Page 2
ARC.
1.0 COMMISSION'S PURVIEW
The project includes construction of a new office building adjacent to an existing office building
in the Service Commercial (C-S-S) zone. The ARC's role is to review the project in terms of its
consistency with the Community Design Guidelines (CDG).
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The subject property is located along Prado Road (Attachment 1, Vicinity Map) with the Bob
Jones Trail and San Luis Obispo Creek to the east, the Water Reclamation Facility (Public
Facility zoning) to the south and west. North of the property, across Prado Road, are various
service uses (Service Commercial zoning) and Office zoned land.
The property contains multiple buildings including 10,000 square feet of warehousing, 4,200
square feet of bulk storage, 2,200 square feet of auto storage, and 6,700 square feet of office
space. Additionally the site is developed with paving for large truck circulation, striped
parking adjacent to the existing office, and fuel pumps fronting Prado Road (Attachment 2,
Project Plans, sheet C 1.1).
Site Size
—140,500 square feet
Present Use & Development
Petroleum Product Storage and Distribution/Office
Topography
Flat, developed site
Access
Prado Road
Surrounding Use/Zoning
North: Service Commercial (C-S-S) Office (0-PD)
South: Public Facility (PF) Service Commercial (C-S-S)
East: Service Commercial (C-S-S)
West: Public Facility (PF)
2.2 Project Description
New Existing
North Elevation
The project includes the removal of two existing modular office buildings and four pine trees
(Attachment 2, Project Plans, sheet C1.1) to be replaced with a new two-story 3,605 square
foot office building (Attachment 2, Project Plans).
ARC 64-13 (75 Prado)
Page 3
The proposed office is a modern design with a low -sloped roof to match the roof angle of the
existing office. The majority of the building will be finished with stucco with the east portion
of the building (and roof) finished with a raised seam roofing material (Attachment 2, Project
Plans, sheets A2.1 & A2.2). The applicant proposes aluminum windows and doors painted to
match metal roofing/siding color.
2.3 Project Statistics
Item
Proposed'
Ordinance Standard 2
Street Yard
"105 feet
10 —15 feet
Other Yard
7.9 feet
0 feet
Max. Height of Structure(s)
23 feet
35 feet
Building Coverage (footprint)
0.18 FAR
1.5 FAR
Parking Spaces
59
58
Notes: 1. Applicant's project plans (05/03/2013)
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
3.1 Site Plan: The proposed office building will be placed directly adjacent to the site's
existing office. This portion of the site is adjacent to San Luis Obispo Creek and the Bob
Jones Trail, and currently has a portable office building, turf/landscape, and five pine trees;
all to be removed with the exception of the largest pine tree (Attachment 2, Project Plans,
sheet C 1.1). The design fits the proposed office building within site constraints, utilizing a
somewhat underutilized portion of the site, and maintains the minimum required 50 foot
setback from San Luis Obispo Creek (Attachment 2, Project Plans, sheet C 1.1). Additionally,
due to the site's existing parking and paved areas, the applicant will be reorienting and
restriping existing parking rather than creating new paved surfaces (Attachment 2, Project
Plans, sheet AS 1.1).
Consistent with the Community Design Guidelines, the design of the proposed office
building complements the design and scale of neighboring development' which consists of
low -sloped single -gable industrial buildings finished with raised metal roofing and siding.
3.2 Building Design: As stated in section 2.2 above, the two-story office building will be a
modern design finished with stucco and raised seam metal roofing/siding. Consistent with the
Community Design Guidelines, the design includes multi -planed surfaces and significant
articulation,2&3 with the second floor of the building set back from the north and west walls of
1 Community Design Guidelines Chapter 3.1. C-1: Consider neighboring development. Each development proposal
should demonstrate consideration for the existing conditions on and off the site including the following: (b) the
architectural style, and the shape and massing of neighboring structures.
2 Community Design Guidelines Chapter 3.1.B-4: Form and mass. A building's design should provide a sense of
human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of
wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered
arcades.
ARC 64-13 (75 Prado)
Page 4
the first floor to provide an outdoor deck in the setback area (Attachment 2, Project Plans,
sheet A2.1). Also consistent with the Community Design Guidelines, the blue and white
color scheme continues through all elevations of the building and the raised seam metal
siding terminates at logical points of wall plane change, 4 creating a four -siding design theme.
The proposed office building will be placed adjacent to, and function as an extension of, the
existing office; a single -story stucco building with a low -sloped gable roof. Two portions of
the existing office's roof will continue eastward and connect to the proposed office building
at egress routes (Attachment 2, Project Plans, sheet A 1.2 callout # 19). The proposed office
building extends the architectural lines from the existing office, incorporating the same low -
sloped roof pitch, fascia detail, and first floor header heights. Also, the proposed office
building's second floor setback with outdoor deck complements the scale of the existing
single -story office building by providing a gradual ascent to the new taller buildings.
Condition of approval #2 ensures the existing office, which has a blue and white paint
scheme, will be repainted to match the new blue- and white paint used on the proposed office
building.
4.0 OTHER DEPARTMENT COMMENTS
The Transportation Division (Public Works) has reviewed the application and has alerted the
applicant to future expectations that will affect the property. In the future, additional right of way
on Prado Road will be needed for street widening. At a minimum, the City will need to acquire
the planter area in front of the subject property. As part of the 2013-15 financial plan, the City
Council approved funding for a study to determine how much right of way ultimately will be
needed. In the future the City will also need to acquire a construction easement for Prado Road
bridge widening.
5.0 ALTERNATIVES
5.1 Continue the project with direction to the applicant and staff on pertinent issues.
5.2 Deny the project based on findings of inconsistency with the Community Design
Guidelines.
3 Community Design Guidelines Chapter 3. LA-2: Avoid "boxy " structures with large, flat wall planes by
articulating building forms and elevations to create interesting rooflines, building shapes, and patterns of
shade and shadow.
4 Community Design Guidelines Chapter 3. LB-3: Design Consistency. Designs should demonstrate a consistent use
of colors, materials, and detailing throughout all elevations of the building. Elevations which do not directly
face a street should not be ignored or receive only minimal architectural treatment. Each building should look
like the same building from all sides.
5 Community Design Guidelines Chapter 3. LB-9: Additions to existing structures. The design of a proposed
addition should follow the same general scale, proportion, massing, and detailing of the original structure, and
not be in stark contrast to the original structure. Incorporating the main characteristics of the existing structure
may include: the extension of architectural lines from the existing structure to the addition; repetition of bay,
window, and entrance spacing and cornice details; roof design and groundlevel details; use of the same or
complementary colors and materials; and the inclusion of similar architectural details (such as window/door
trim, lighting fixtures, tile/brick decoration).
ARC 64-13 (75 Prado)
Page 5
6.0 ATTACHMENTS
1. Vicinity map
2. Reduced Size Project Plans
3. Draft Resolution
Included in Committee member portfolio: project plans
Available at ARC hearing: color/materials board
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Attachment 3
RESOLUTION NO: ####-13
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW 39605 SQUARE -FOOT TWO-STORY OFFICE
BUILDING LOCATED AT 75 PRADO ROAD (C-S-S ZONE; ARC 64-13)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on July 1, 2013, pursuant to a proceeding instituted under ARC 64-13, J.B.
Dewar, Inc., applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and evaluation
and recommendations by staff; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the
City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the proposed project (ARC 64-13), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site constraints
and the scale and character of the neighborhood.
2. As conditioned, the project design maintains consistency with the City's Community Design
Guidelines by providing significant articulation (CDG 3.1.A-2 & 3.1.B-4) and a design that
complements the design and scale of the existing office building (CDG 3.1.B-9)
3. The project is categorically exempt under Section 15332 (In -Fill Development Projects) of the
CEQA Guidelines because the project is within City limits, consistent with applicable City
policy, surrounded by urban uses, and on a project site less than 5 acres in size served by
required utilities and public services.
SECTION 2. Action. The Architectural Review Commission hereby grants final approval
to the project (ARC 124-12), with incorporation of the following conditions:
Planning
l . Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size sheet
shall be included in working drawings submitted for a building permit that lists all conditions
and code requirements of project approval listed as sheet number 2. Reference shall be made in
Resolution No. ARC-####-13
75 Prado, ARC 64-13
Page 2
the margin of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. Plans submitted for a building permit shall clearly indicate the color scheme for the existing
office building. The existing office building shall utilize the same color palette as approved by
the ARC for the proposed office building.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings.
4. As shown on plans, the proposed stucco walls shall not be a sprayed -on product and have a
smooth, hand -troweled or sand finish appearance, to the satisfaction of the Community
Development Director. This shall be noted on plans submitted for a building permit.
5. Details of new windows and storefronts shall be shown on plans submitted for a building permit
and shall include the type of glazing and materials for the frames and mullions, their
dimensions, and colors.
6. All fencing, visible from the public right-of-way, shall be maintained so that fencing materials
and supports are structurally sound, with no missing material.
7. The applicant shall provide seven long-term and two short-term bicycle parking spaces. Bicycle
parking shall be shown on plans submitted for a building permit.
8. Any proposed exterior lighting shall be shown on plans submitted for a building permit and
shall be downward -facing, fully recessed, and shielded to avoid light trespass and adverse
impacts to visibility of the night sky consistent with Chapter 17.23 of the Zoning Regulations
9. Plans submitted for a building permit shall include a final landscaping plan, including irrigation
details. The legend for the landscaping plan shall include the sizes and species of all
groundcovers, shrubs, and trees and vines with corresponding symbols for each plant material
showing their specific locations on plans.
10. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building which clearly
show screening of mechanical equipment, to the satisfaction of the Community Development
Director. A line -of -sight diagram may be ' needed to confirm that proposed screening will be
adequate.
11. The location of any required backflow preventer and double-check assembly shall be shown on
plans submitted for a building permit, including the landscaping plan. Construction plans shall
also include a scaled diagram of the equipment proposed. Any back flow preventer and double
check assembly shall be screened using a combination of paint color, landscaping, and if
Resolution No. ARC-####-13
75 Prado, ARC 64-13
Page 3
deemed appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities and
Community Development Directors.
Public Works
12. The building plan submittal shall show and note compliance with the Floodplain Management
Regulations for this area of shallow flooding (XB zone). The building and any building service
equipment shall be elevated or flood -proofed to 1 foot above the highest adjacent grade.
13. The building plan submittal shall show and label any existing or proposed public or private
easements for reference.
14. Street trees shall be planted per City Engineering Standards. The building plan submittal shall
show all existing trees, trees to remain, trees to be removed and the required street trees. One
15-gallon street tree shall be planted for each 35 lineal feet of frontage. Contact the City
Arborist to verify whether any of the existing frontage trees may be counted toward the street
tree requirement.
15. The existing driveway approaches shall be upgraded or replaced to comply with current City
and ADA standards. The current standards require a level 4 foot sidewalk extension behind the
driveway ramp.
16. The building plan submittal shall include a complete site and utility plan. The plan shall include
the existing and proposed fire service lateral and appurtenances in accordance with City codes
and standards.
17. Traffic Impact fees shall be paid for the added .office area in conjunction with the building
permit. Credit for any permitted office area to be removed may be included in the analysis.
Code Requirements
The following code requirements are included for information purposes only. They serve to give the
applicant a general idea of other City requirements that will apply to the project. This is not
intended to be an exhaustive list as other requirements may be identified during the plan check
process.
Utilities
1. The property's existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV inspection
shall be submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit.
Resolution No. ARC-####-13
75 Prado, ARC 64-13
Building
Page 4
2. For the purposes of determining the required wall and opening protection and roof coverings
requirements, buildings on the same lot shall be assumed to have an imaginary line between
them (CBC 705.3).
a. The existing building elements shall have afire -resistance rating not less than
specified in Table 641 (CBC 602.1).
b. The existing building eave overhang extending beyond the exterior wall shall
conform to the requirements of CBC Section 705 (CBC 705.2)
c. The allowed area of unprotected and protected openings permitted in an exterior wall
in any story of a building shall not exceed the percentage specified in Table 705.8
(CBC 705.8.1)
d. Exterior stairways and ramps (including required landing components) shall be
located at least 10 feet from adjacent lot lines and from other buildings on the same
lot unless the adjacent building exterior walls and openings are protected in
accordance with CBC Section 705 based on fire separation distance (CBC 1027.3,
1009 and 1010).
e. Where an egress court serving a building is less than 10 feet in width, the egress
court walls shall have not less than 1-hour fire -resistance -rated construction for a
distance of 10' above the floor of the court. Openings within such walls shall be
protected by opening protection having a fire protection rating of not less than 3/
hour (CBC 1027.5.2).
On motion by Commissioner , seconded by Commissioner ,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 1 St day of July, 2013.
Pam Ricci, Secretary
Architectural Review Commission
city of Meeting Date: July 1, 2013
San lugs OBISPO Item Number: 2
w1h;d
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a three-story, 17,591 square -foot office building near the northwest
corner of the main hospital building, a 5,450 square -foot emergency outpatient clinic in the front
parking lot, and a 2,130 square -foot temporary auditorium on the north side of the main Lizzie
driveway on the French Hospital campus located near the intersection of Johnson Avenue and
Lizzie Street.
PROJECT ADDRESS: 1911 Johnson Avenue
FILE NUMBER: ARC 140-11
BY: Pam Ricci, Senior Planner (781-7168)
E-mail: pricci@slocity.org
FROM: Pam Ricci, Senior Planner FIZ-0
RECOMMENDATION: Adopt the Draft Resolution (Attachment D) which grants final
approval to the project, based on findings, and subject to conditions.
SITE DATA
Applicant
French Hospital
Representative
Brian Starr,Studio Design Group
Architects, Inc.
Zoning
O-S (Office Zone with the Special
Consideration overlay)
General Plan
Office
Site Area
18 acres (overall hospital
campus)
Environmental
A Mitigated Negative Declaration
Status
(MND) of environmental impact
was approved by the City Council
on December 7, 1993.
SUMMARY
On March 15, 2013, Administrative Use Permit A 140-11 was approved amending the original
1993 master plan for the French Hospital campus including the sizes and locations of proposed
buildings. The proposed office building and clinic are two of the currently planned buildings as
part of the overall hospital master plan. The applicant is now requesting final architectural
approval of the two permanent buildings as well as a temporary auditorium building.
On April 22, 2013, the project was scheduled for final design review, but the ARC continued
action with three directional items. The April 22nd staff report and its attachments is included as
Attachment C and provides the detailed project description and analysis, This report focuses on
the new information and revised plan sheets recently submitted in response to the three
directional items.
ARC 140-11; French Hospital Buildings
Page 2
1.0 COMMISSION'S PURVIEW
The project includes the construction of two new permanent buildings on the hospital campus as
shown on the approved master plan. The ARC's role is to review the project in terms of its
consistency with the Community Design Guidelines (CDG).
2.0 PROJECT ANALYSIS
The project directional items are listed below along with staff s analysis.
1. Provide a holistic architectural master plan that provides direction for unifying
the campus aesthetic.
Staffs Analysis: The ARC had no specific criticisms of the proposed designs for the
two new buildings. However, this directional item was included to provide a plan that
would guide future development. The applicant responds in his letter that "Any future
projects and/or design should continue the design themes established by the presently
proposed buildings." The letter points out that the designs for future buildings have not
been developed yet and that they would need to go through their own design reviews in
the future.
2. Review cumulative site impacts and address neighbor and public comments
regarding site lighting (trespass &night sky), trash pickup frequency and times,
and mechanical screening for both visual and acoustic concerns from both the
public way and the neighbors to the south.
Staff s Analysis:
a. Lighting: The applicant's letter notes that all of the
new lighting fixtures for both buildings will comply
with the requirements of the City's Night Sky
Preservation standards contained in Chapter 17.23
of the Zoning Regulations. The letter add that the
hospital has agreed to replace any remaining globe
style light standards on hospital property with
compliant "trespass and night sky" fixtures (See
Figure 1).
Staff identified two other fixtures that are directed
so that the light source is visible that could create
light trespass issues. These fixtures are a shoebox
pole light and a rooftop service light. The applicant
has agreed to redirect these lights downward to
comply with the City's requirements.
Figure 1 Globe Pole Lights
ARC 140-11; French Hospital Buildings
Page 3
Condition No. 8 notes the requirement to retrofit and redirect these three types of
existing light fixtures.
AP
OM7
Figure 3 — Roof -mounted flood lights
Figure 4 —
Close-up of
roof -mounted
flood light
Figure 2 — Angled Shoebox
b. Trash:
The trash and recycling storage for the hospital is located in a large service yard on
the north side of the hospital off the main Lizzie Street driveway that is mostly
screened from views by a block wall. Currently the hospital receives daily pick-ups
from San Luis Garbage. City staff met with Dan Farnum, the hospital's facilities
management director, and Rigo Diaz, operations manager for San Luis Garbage, to
discuss potential service options. The applicant is coordinating with San Luis
Garbage about the installation of an on -site compactor that would reduce needed
service from seven days a week to one day a week. This change in service would
benefit the hospital, garbage company and nearby neighbors.
The other trash and recycling facilities are located on the east side of the property
closer to Ella Street at the back of the parking lot area beyond the Pacific Medical
complex. A four -yard garbage bin and a waste wheeler for recycling used by
Pacific Medical have been installed in a landscaped planter in a corner of the
parking lot owned by French Hospital without approvals. The two options would
be for Pacific Medical and French Hospital to construct a complying enclosure with
appropriate landscaping around it at this location or for the City to separately start a
code enforcement case to correct the change to approved plans. If the two parties
did not choose to cooperate, then Pacific Medical would need to construct a
complying garbage and recycling area on its own property.
ARC 140-11; French Hospital Buildings
Page 4
c. Mechanical Equipment Screening:
With the ARC's earlier review of the project, the applicant included perspective
views and a roof plan to show how the proposed building parapet for the urgent care
clinic would screen its own planned rooftop equipment (see Page 8 of the 4-22-13
ARC report —Attachment Q. The applicant has included Sheets A-7.1 & A-7.2 in
current plans to show how the new urgent care building along with new roof
screening will work together to screen existing visible roof -mounted equipment.
Sheet A-7.2 includes View 3,
which is an additional view
from Johnson Avenue higher
up the hill to illustrate the
effectiveness of a new
proposed roof screen in
screening existing visible
SJ
roof -mounted equipment �-
(Figure 5 to the right).
Figure 5. Sheet A-7.2 View 3
Figure 6 below is a bird's eye view which shows the combination of new roof
screens along with the placement of the new urgent care clinic screening the
currently visible equipment.
C.
7710"'"4�wm
Imp
Figure 6. Roof Equipment & Equipment Screens
L
ARC 140-11; French Hospital Buildings
Page 5
3. Review options to construct a more permanent auditorium space that can be re -
purposed as a future construction office and screened yard with the goal of
eliminating the modular units on site.
The temporary auditorium is proposed to be located in area adjacent to the remote
parking lot in the northwest corner of the developed site (Sheet A-1.1). This area
currently serves as a storage area and construction yard. With development of the
temporary auditorium, fencing is proposed to formally screen the storage area (Sheet A-
1.2).
On site visits, staff noticed a makeshift construction yard that occupies parking spaces
behind the hospital as well as sea trains placed in a corner of the parking lot near the
proposed auditorium and storage yard. The applicant has agreed that the temporary
screens, equipment and sea trains will be removed and relocated to the fenced
construction yard near the temporary auditorium (Condition No. 22).
4.0 OTHER DEPARTMENT COMMENTS
Most of the requirements of the other departments are reflected in the attached Use Permit
follow-up letter. Include in the attached draft resolution as conditions of approval are
requirements of Fire and Public Works.
5.0 ALTERNATIVES
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Community Design
Guidelines.
6.0 ATTACHMENTS
A. 4-22-13 ARC follow-up letter & minutes
B. Applicant's response letter & revised plan sheets
C. 4-22-13 ARC report & attachments
D. Draft Resolution
Included in Committee member portfolio: project plans
�ulekhl�IlIIIII�BI�III! �IIIIII`�WHIII
April 26, 2013
Attachment A
cl,ty
of'
Community Development Department • 919 Palm Street, San Luis Obispo, CA 93401-3218
French Hospital
1911 Johnson Avenue
San Luis Obispo, CA 93401
SUBJECT: ARC 140-11: 1911 Johnson Avenue
Architectural review of a new 18,000 square -foot office building
behind the hospital and a 5,000 square -foot urgent care center in the
front parking lot of the French Hospital campus
Gentlemen:
The Architectural Review Commission, at its meeting of April 22, 2013, continued
consideration of the above -listed project to a date uncertain with the following
directional items:
1. Provide a holistic architectural master plan that provides direction for unifying the
campus aesthetic.
2. Review cumulative site impacts and address neighbor and public comments
regarding site lighting (trespass & night sky), trash pickup frequency antimes,
and mechanical screening for both visual and acoustic concerns from both the
public way and the neighbors to the south.
3. Review options to construct a more permanent auditorium space that can be re -
purposed as a future construction office and screened yard with the goal of
eliminating the modular units on site.
If you have any questions, please contact me at (805) 781-7168.
Sincerely,
�J" �'G U
Pam Ricci, ICP
Senior Planner
cc: County of SLO Assessor's Office
Brian Starr
7672 Higuera Street, Suite 212
San Luis Obispo, CA 93401
Dignity Health ETAL
French Hospital Medical Center
Attn: Controller
San Luis Obispo, CA 93401
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
Telecommunications Device for the Deaf (805) 781-7410.
ARC Minutes
April 22, 2013
Page 3
OATH OF OFFICE:
Oily Clerk Maeve Kennedy Grimes administered the oath of office to Commissi 4r
Suzan Ehdaie.
On motioNby Commr. Palazzo seconded by Commr. Ehdaie to gigt the draft
resolution g1rWina final approval to the proiect as recommended m0ffi the following
modifications to d itions 6:1
• Eliminate Nadition No. 3.
• Modify Conditi No. 10 to read: "The round-flo ransom windows shall be
made functional bAhe extent feasible to alloAfAht to transmit through to the
lobby space below. f necessa the irj0Fsi1y of any backlighting for the
transom windows shall of similar br' ness to the li ht emanatingthrough
the first -floor storefront cre the earance of consistent illumination.
• Add a new Sentence No. 1 ondition No. 11 to read: "The second -floor
windows shall be made functidFaN& the extent feasible." Modify the be innin
of Sentence No. 2 to readoOThe inten ' of any backlighting... .
• Add the wording "Prouofed and future"T&4he beginning of Condition No. 15.
AYES: Commrs. daie, Hopkins, McCovey-Go Wynn, Duffy, and Palazzo
NOES: Com urtis
RECUSED: N
ABSENT: one
CoWhe
Curtis noted that he voted against the motion because he had concerns
t proposed third -floor rooftop deck compromised the character -de i feature of
a two-story building per the Secretary of the Interior Standards.
The motion passed on a 6:1 vote.
Commr. Palazzo recused himself from Item #2 due to personal reasons.
2. 1911 Johnson Avenue. ARC 140-11; Architectural review of a new 18,000
square -foot office building behind the hospital and a 5,000 square -foot urgent care
center in the front parking lot of the French Hospital campus; O-S zone; French
Hospital, applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending adoption of the
draft resolution which grants final approval to the project, based on findings and subject
to conditions which she outlined.
Commr. Curtis questioned if alternatives to surface parking fields had been considered.
Ms. Ricci stated that the original master plan included the newer fields of parking at the
rear of the site and that a multi -level parking structure had not been proposed since
parking requirements were met through surface parking.
Chairperson Duffy asked about the updated traffic study and whether it took into
account recently approved and proposed development in the area. Ms. Ricci noted that
ARC Minutes
April 22, 2013
Page 4
the traffic study took into account changed circumstances in terms of both the street
network and new development, and that it concluded that the conclusions of the original
study were found to still be valid.
Chairperson Duffy questioned why there are only five replacement trees proposed if
eight trees are being removed. Ms. Ricci indicated that there is not sufficient space to
plant more trees in the area where the new building is proposed, but that the ARC could
require additional tree planting elsewhere on the site to compensate for the tree
removals.
Brian Starr, applicant architect, indicated that he was in agreement with the staff report
and responded to specific questions raised by the Commission. He stated that a
parking structure is not proposed, that additional trees could be planted, and that the
temporary building will serve the public for three years and then be removed.
Commr. Wynn asked about the extent of fencing. Mr. Starr indicated the entire property
has been fenced due to transient activity, but there are controlled access points.
PUBLIC COMMENTS:
Lorene Cabrera, San Luis Obispo, noted concerns with parking congestion in the area,
glare from site lighting, and noise from the mechanical equipment.
Susan Audino, San Luis Obispo, stated that the neighbors have a cooperative
relationship with the hospital, but voiced concerns with the lighting, noise from trash
pick-ups, and the lack of landscape maintenance.
There were no further comments from the public.
COMMISSION COMMENTS:
Ms. Ricci noted relevant conditions of the approved use permit for the project that
addressed lighting and parking concerns. She indicated that the applicant might be
able to coordinate with the garbage company about adjusting trash pick-up times and
that a condition could be added to address concerns with the noise from, and visibility
of, existing roof -mounted mechanical equipment.
Commr. Wynn indicated support for the project, but felt more information on some of the
stated issues was needed before the project could be granted final approval. He
expressed concerns with the screening of existing and proposed mechanical equipment
and the longer -term status of temporary and/or modular buildings. He supported the
new building designs proposed but had concerns with how they coordinated with
existing and future buildings and recommended a master plan to address a unified
architectural theme.
Vice -Chair MCCovey-Good concurred with Commr. Wynn. She agreed that a master
plan would help provide more design continuity.
ARC Minutes
April 22, 2013
Page 5
Commrs. Hopkins and Ehdaie concurred with the previous comments.
Commr. Curtis also concurred with the idea of an overall architectural concept plan to
achieve a unified, cohesive project appearance. He expressed concerns with the
efficiency of circulation and parking, the functionality of entries, and the appearance of
the landscaping along Johnson Avenue.
Chairperson Duffy supported the direction of the proposed building designs, but agreed
with the recommendation for a holistic architectural master plan and continuing action
on the project. He recommended that revised plans for final review include details of
exterior lighting and awnings, screening of existing hospital mechanical equipment,
more information on long-term modular structures, emergency clinic signage, and
replacement trees on a one-to-one ratio for all trees removed.
There were no further comments made from the Commission.
On a motion by Commr. Wynn, seconded by Commr. Hopkins, to continue to a date
uncertain with the following directional items: 1. Provide a holistic architectural master
plan that provides direction for unifying the campus aesthetic. 2. Review cumulative site
impacts and address neighbor and public comments regarding site lighting (trespass &
night sky), trash pickup frequency and times, and mechanical screening for both visual
and acoustic concerns from both the public way and the neighbors to the south. 3.
Review options to construct a more permanent auditorium space that can be re:
purposed as a future construction office and screened yard with the goal of eliminating
the modular units on site.
AYES: Commrs. Curtis, Ehdaie, Hopkins, MCCovey-Good, Wynn, and Duffy
NOES: None
RECUSED: Commr. Palazzo
ABSENT: None
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci gave an agenda forecast of upcoming projects.
b. Architectural Review Commission Bylaws Review — Chairperson Duffy
recommended that a new Item E. be added to Section 5. Voting that states:
"Commissioners not supporting a motion for project approval shall summarize
the reason for their vote."
On a motion by Commr. Wynn, seconded by Vice -Chair MCCovey-Good, the
stated modification to the ARC Bylaws was approved.
c. Discussion regarding ARC representative on Tree Committee — Commr. Ehdaie
indicated that she would continue on the Tree Committee for the short term but
was interested in finding another Commissioner to take over duties. Pam Ricci
Attachment B
May 6, 2013
Pam Ricci
Senior Planner
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
RE: French Hospital Medical Center
ARC 140-11 Johnson Avenue
Dear Pam:
I have reviewed the direction the ARC provided from their meeting of April 22, 2013 with
my client, Dignity Health. I offer the following responses:
1. "Provide a holistic architectural master plan that provides direction for
unifying the campus aesthetic. "
RESPONSE- The applicant, Dignity Health, has requested architectural
review of three separate buildings:
• Health Education and Technology Pavilion (18,000 SF)
• Low Acuity Emergency Clinic (5,450 SF)
• Temporary Auditorium Building (5,450 SF)
All of three of these structures were included in the recent master plan for
development (Use permit A 140-11) as approved by the City on March 15,
2013. At the present time Dignity Health is not requesting any review other
than the three structures submitted with the original ARC application. Any
other additions and/or fagade improvements to the hospital will be submitted
separately for a detailed review of the specific work proposed.
The proposed design of the Health Education and Technology Pavilion and
the Low Acuity Clinic are intended to provide "a direction for unifying the
campus aesthetic" as requested by the ARC. Any future projects and/or
design should continue the design themes established by the presently
proposed buildings. No other "architectural master plan" is required or
proposed at this time.
It should be noted that although there is a shared parking agreement with
French Hospital, Pacific Medical Plaza (the adjacent three-story medical
office building) is under separate ownership.
2. "Review cumulative site impacts and address neighbor and public comments
regarding site lighting (trespass & night sky), trash pickup frequency and times,
and mechanical screening for both visual and acoustic concerns from both the
public way and the neighbors to the south."
RESPONSE -
Site Lighting
All new light fixtures and standards associated with the three buildings
submitted will comply with all current "trespass and night sky" regulations.
Additionally the hospital has agreed to replace any remaining globe style
light standards on hospital property with compliant "trespass and night sky"
fixtures. Please note that the hospital does not own the Pacific Medical Plaza
property or the adjacent parcel that is also accessed from Ella Street.
Trash Pick-up
All of the hospital trash is stored in dumpsters inside the utility yard off of
Johnson Ave. The neighbors living in the residential condominiums near
Ella Street have expressed concern over existing dumpsters adjacent to their
units. These dumpsters are not owned French Hospital or on French
Hospital owned property. It is believed that these dumpsters are for Pacific
Medical Plaza and the condominiums of the concerned neighbors.
Mechanical Screening
The proposed Health Education and Technology Pavilion and the Low
Acuity Clinic building designs include mechanical screens that will conceal
all roof mounted HVAC equipment from the immediate surrounding
properties. Additionally the hospital has agreed to provide mechanical
screening on the existing hospital for whatever existing roof -mounted
mechanical equipment is not screened by the proposed Low Acuity
Emergency Clinic when viewed from Johnson Ave. This screening will be
included as part of the construction of the proposed Low Acuity Emergency
Clinic. SDG will provide a revised screening exhibit for ARC consideration.
Mechanical Noise
The HVAC equipment for both the proposed Health Education and
Technology Pavilion and the Low Acuity Clinic will be roof mounted. Both
the proposed buildings are 240 feet minimum from any adjacent residential
property. All new HVAC equipment will be equipped as needed with
sound attenuation devices to comply with the City's Noise Control
Ordinance.
3. "Review options to construct a more permanent auditorium space that can be
re -purposed as a future construction office and screened yard, with the goal of
eliminating the modular units on site."
RESPONSE- The proposed Health Education and Technology Pavilion will
include a new auditorium to serve the hospital and community functions.
The temporary auditorium requested is to accommodate these functions until
the new auditorium in the Health Education and Technology Pavilion can be
completed.
In addition to the temporary auditorium building the hospital is requesting
approval of a screened construction yard as shown on sheet A-1.2 of the
original submittal. The screen will consist of a six-foot chain -link fence
covered with nursery fabric in compliance with 17.16.090 and 17.17.040 of
the Zoning Ordinance. Use of construction trailers needed to support
hospital building projects will comply with 17.08.010 of the Zoning
Ordinance.
Thank you for your assistance with this project. Please let me know if you have
any questions.
Sincerely,
S D G Architects, Inc.
Brian W. Starr, Architect
President
Brian Starr <brian@sdgarchitects.com>
Subject: French Hospital Pavilion and ED Clinic ARC Review
Date.- June 11, 2013 8:51:53 AM PDT
o: Pam Ricci <pricci@slocity.org>
11111. 2 Attachments, 145 KB
Hi Pam,
We will be resubmitting six revised ARC plan sets for the above referenced projects to you today for inclusion in the August 1,
2013 ARC. The specific sheets that have been added are as follows:
Low Acuity Emergency Clinic
A-7.1 showing additional roof screening to be added to the existing hospital.
A-7.2 showing views from Johnson of the additional roof screening
Pavilion Building
A-10 Typical Wall Sections showing proposed window, soffit and facia details
D-1 Enlarged Fascia details
I have also attached a copy of my May 6, 2013 letter to you outlining our responses to the ARC's direction given at their
meeting of April 22, 2013.
Please let me know if you have any additional questions or need additional information.
Thank you,
Brian
Brian Starr, NCARB
Principal
762 Higuera Street #212
San Luis Obispo, CA 93401
805-541-3848
brian@sdgarchitects.com
www.sddgarchitects.com
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Attachment.0
city of Meeting Date: April 22, 2013
AL
gnbra San tUIS OBISPO Item Number: 2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a three-story, 17,591 square -foot office building near the northwest
corner of the main hospital building, a 5,450 square -foot emergency outpatient clinic in the front
parking lot, and a 2,130 squixe-foot temporary auditorium on the north side of the main Lizzie
driveway on the French Hospital campus located near the intersection of Johnson Avenue and
Lizzie Street.
PROJECT ADDRESS: 1911 Johnson Avenue
FILE NUMBER: ARC 140-11
BY: Pam Ricci, Senior Planner (781-7168)
E-mail: pricci@slocity.org
FROM: Pam Ricci, Senior Planner �—
RECOMMENDATION: Adopt the Draft Resolution (Attachment 7) which grants final
approval to the project, based on findings, and subject to conditions.
SITE DATA
Applicant
French Hospital
Representative
Brian Starr,Studio Design Group
Architects, Inc.
Zoning
O-S (Office Zone with the Special
Consideration overlay)
General Plan
Office
Site Area
18 acres (overall hospital
campus)
Environmental
A Mitigated Negative Declaration
Status
(MND) of environmental impact
was approved by the City Council
on December 7, 1993.
SUMMARY
In 1993, the City approved a master plan for the French Hospital campus that anticipated the
ultimate build -out of the site with needed facilities for a range of different services. The plan
included four new buildings, an addition to the hospital, and a substantial expansion of site
parking. On March 15, 2013, Administrative Use Permit A 140-11 was approved amending the
original 1993 master plan including the sizes and locations of proposed buildings. The proposed
office building and clinic are two of the currently planned buildings as part of the overall hospital
master plan.
The applicant is now requesting final architectural approval of the two permanent buildings as
well as a temporary auditorium building.
ARC 140-11; French Hospital Buildings
Page 2
1.0 COMMISSION'S PURVIEW
The project includes the construction of two new permanent buildings on the hospital campus as
shown on the approved master plan. The ARC's role is to review the project in terms of its
consistency with the Community Design Guidelines (CDG).
2.0 PROJECT INFORMATION
2.1 Administrative Use Permit A 140-11
In 1993, the City approved a master plan for the French Hospital campus that anticipated the
ultimate build -out of the site with needed facilities for a range of different services. The plan
included four new buildings, an addition to the hospital, and a substantial expansion of site
parking. Most of the additional parking was developed many years ago when a large medical
office building was proposed and permits reviewed. However, the planned office building on the
east side of the hospital near Pacific Medical Plaza was never constructed. The 1993 use permit
was reviewed by the Planning Commission and City Council since the application included
rezoning requests.
Twenty years after the approval of the master plan, the hospital took another look at its future
facility needs and their locations. In addition to the subject application for architectural review,
the applicant processed a use permit to allow the requested modifications to the original master
plan. On March 15, 2013, the Hearing Officer approved the use permit at an administrative
hearing (Attachment 6). The premise for reviewing the master plan as a revision, rather than an
entirely new project is that the overall square footage of the project will not exceed originally
approved building areas. The applicant hired a traffic engineer to do a traffic analysis to confirm
that the current mix of planned buildings would not create new traffic impacts. The new traffic
study concluded that modifications to the roadways and current traffic levels did not affect the
conclusions of the original analysis. The use permit documented the reasons that the previous
initial study for the original master plan was still valid. Mitigation measures from the original
initial study that were still relevant were incorporated as conditions of approval in the new use
permit.
The recently approved master plan still includes a total of four new buildings and an addition to
the hospital. Two future new buildings, which are a 30,000 square -foot medical office building
near Pacific Medical and a small office building to the north on Fairview Street, are consistent
with the 1993 plan. The addition to the northwest corner of the hospital has increased from
6,000 square feet to 17,750 square feet. Building B was reduced in size from 35,000 square feet
to about 18,000 square feet and moved closer to the hospital. The relocated Building B is known
as the Pavilion administrative office building. The remaining balance of around 5,000 square
feet is allocated to a new urgent care building in the parking lot near the front entry to the
hospital.
ARC 140-11; French Hospital Buildings
Page 3
2.2 Site Information/Setting
The overall hospital campus property is about 18 acres in size and extends generally from
Johnson Avenue to the railroad tracks. The site is composed of several different properties, some
of which are under separate ownership, and has an irregular shape. The various property lines
and ownerships are called out on Sheet A1.1 of the campus Master Plan Revision packet of
plans. The main hospital access is at the stoplight at Johnson Avenue and Lizzie Street. There is
also a stoplight at Johnson Avenue and Ella Street with access to the site from Ella Street.
The three buildings under review as a part of this application are all located on the hospital
property which is owned by Dignity Health. The developed part of the hospital property is fairly
flat, but there is a steep slope bank between Johnson Avenue and the front parking lot, and
another steep slope bank between rear parking areas and the undeveloped property owned by the
hospital to the west.
The overall campus site development includes the one- and two-story French Hospital building,
g,
the three-story Pacific Medical Plaza to the south of the hospital (separate ownership), and the
Ella Street medical condominiums further to the south (separate ownership). A 1,800 square -
foot foot modular building that serves as a business office is located on the north side of the hospital.
Surface parking fields surround buildings. Surrounding land uses include vacant land to the
west, and residential uses to the north, south and east.
2.3 Project Description
Pavilion Office Building
The new office building known more commonly as the Pavilion Building will be three stories,
have a total floor area of 17,591 square feet, and a maximum building height of 42'3" (measured
from average natural grade under the building footprint to the parapet height). Its official name
on plan sheets is the Health Education & Technology Pavilion. The office building
proposed g
will not be for patient care, but rather will accommodate administrative offices, training
classrooms, supply storage, and a new 1,500 square -foot auditorium.
The previous master plan approval allowed new medical office buildings near the hospital to
p
have a maximum building height of 45' 6".approved This building height threshold was also on
March 15, 2013 with Use Permit A 140-11 to modify the hospital master plan. Therefore, the
proposed building at 42' 3" complies with approved height limitations. Elevator towers and
equipment screens are allowed by the Zoning Regulations to extend a maximum of 10 feet above
the maximum building height. In this case, the elevator tower is 4 feet taller than the building
and the equipment screen is 1.5 feet taller.
ARC 140-11; French Hospital Buildings
Page 4
As noted in the applicant's narrative (Attachment 3), the first floor of the proposed building is
one full story below the hospital floor elevation because the site slopes down where the new
building is proposed. Because of this, the new building will appear to be one story above the
hospital, rather than two stories (see Figure 1 below).
Figure 1. Sectional View showing relative heights of hospital & Pavilion Building
Main building walls will be plaster painted in a gold color (Pale Pollen). Exterior -facing walls
contain substantial fenestration consisting of clear anodized aluminum storefront systems with
blue -tinted glazing and a vertical orientation. At the third floor above storefronts are opaque
spandrel glass panels that along with projecting fascias provide a transom effect. Glazing above
the main entry has the same clear anodized aluminum frames, but with a horizontal orientation.
The main entry has a projecting canopy constructed of a framework of steel beams with a glass
panel covering. Interior walls facing the existing hospital also have storefronts of a more limited
extent. A colors and materials board will be available at the meeting.
Urgent Care Clinic (Low Acuity Emergency Clinic on plans)
The urgent care clinic will be a freestanding structure in the front parking lot and will contain
5,350 square -foot of floor area. It will be located just to the south of the existing hospital's main
entry. The single -story structure is generally 22' 6" with a 26' 6" entry pier wall projection at the
end of a covered walkway that leads to the front door and also serves as a backdrop for signage.
The building has been designed to tie in with surrounding existing structures, but also to have
new design elements to reflect it as a structure of current vintage. Main building walls will be
finished in stucco painted in the same gold color (Pale Pollen) as the new office building. A
second yellow accent plaster color (Sundrenched) will be used on lower height walls.
ARC 140-11; French Hospital Buildings
Page 5
Temporary Auditorium Building
The 2,13 0 square -foot temporary (three years) auditorium will occupy an undeveloped area of the
site on the north side of the main project driveway at Lizzie Street beyond the back of the
hospital. Currently the auditorium is in the main hospital building and is ultimately planned to
be a part of the new pavilion building once it is constructed. A new asphalt driveway, accessible
parking spaces, and perimeter landscaping will be developed around the building.
Parking
The new Pavilion office building requires a total of 48 parking spaces. With its development, 5
spaces will be removed and a total of 17 parking spaces will be added on the west side of the new
building. The new spaces are shown on a variety of Sheets including Sheets A 1.1, A-1.2, A-1.3,
A-1.4, & A-2 of the Pavilion plans.
The new urgent care building requires a total of 27 parking spaces. With its development, 30
spaces will be removed and 5 spaces will be added.
Site parking for the entire campus reflects years of development and is very complicated with
shared facilities between different entities. A major parking expansion was developed on the
west side of the hospital that added 270 parking spaces and was finalized in 2003. Required
overall parking with the development of the new office and urgent care center will be 440 spaces.
A total of 603 parking spaces are presently provided. Therefore, provided parking surpasses City
requirements. Issues with the convenience of parking with the development of the urgent care
center are discussed in Section 3.2.
3.0 PROJECT ANALYSIS
3.1 Building Design (Pavilion Office Building)
The Pavilion office building is a new addition to a developed site. While it is a new freestanding
structure, it has also been designed to coordinate with the surrounding existing buildings.
Chapter 3.4 of the Community Design Guidelines provides guidance regarding the building
design for offices, specifically Section C.2, which is excerpted below in bold followed by staff s
analysis of the proposed design in italics.
a. Depending upon adjacent land uses and building scale and mass, it may be
appropriate to place the first floor at the minimum setbacks, with upper floors
set back further.
The three floor levels are at the same height and the upper floors are not stepped
back from the first. This provision is more applicable to office zones on smaller lots
where there may be lower and/or residential structures in near proximity to the
property lines. In this case, the proposed building site is interior to the site.
ARC 140-11; French Hospital Buildings
Page 6
b. Building surfaces over two stories high or 40 feet in length should provide
vertical and horizontal wall plane offsets.
Vertical articulation is provided by tower features- that extend above the height of the
main third level. The highest tower is above the elevator and main building stairwell at
the left side of the main building entry. Gaps between these features are finished with
textured metal equipment screens mounted on the roof (See Figure 2 below &Sheet A-
10.2 in plans).
Figure 2. Bird's Eye View of Pavilion building showing vertical articulation
A variety of different building details is utilized to provide horizontal articulation and
further help break up the apparent mass of the overall building through changes in
surface textures and recesses and projections along wall planes. The main curtain wall
of the north elevation is inset from the plaster finished towers. Vertical fins as part of
main curtain wall will be aluminum clad and project out 30" in metal. Two horizontal
projecting canopies with metal fascias intersect the vertical fins of the curtain wall and
are located at the third floor level framing upper spandrel panels. Louver elements
extend out 16 ".
The curtain wall above the entry has a more horizontal orientation and narrower gap
between storefront elements. Louvers here have an 8 " projection and 2' spacing.
The described features give the building additional relief and provide some shadow. To
provide further definition, the plaster walls will be painted in a gold color (Pale Pollen)
ARC 140-11; French Hospital Buildings
Page 7
in contrast to the clear anodized aluminum storefronts of the recessed curtain walls and
different types and colors of glazing.
c. Office structure facades should have extensive window areas.
The modern office building includes extensive amounts of windows consistent with
this guideline.
d. The primary building entrance should be designed as a highly visible and
significant architectural feature.
The building entrance is located in the southwest corner and is oriented toward
surrounding parking and driveway areas. A landscaped island separates adrop-off
area in front of the entrance finished with porous pavers from driveways.
The entry doors are recessed back from adjacent building walls. The entry is
highlighted by a canopy designed with horizontal steel beams and a glass panel
covering for weather protection that is supported by two round columns.
e. Decorative elements should be focused at the pedestrian level; more
architectural simplicity may be appropriate on upper floors.
Other than the entry details just discussed, the ground level of the building essentially
mimics the upper floors. Plans are not explicit about any enhanced base treatment.
The applicant indicates that the stucco finish on the walls will terminate 6" above any
adjacent soil and I " above any adjacent hardscape as required by the building code.
Storefront sills will be provided with a smooth -troweled, sloped, concrete sill with a
radiused edge. The Commission may wish to discuss with the applicant whether any
additional enhanced base treatment is desired.
3.2 Urgent Care Clinic
Generally staff finds the design of the proposed clinic attractive and that its proposed design and
color and materials will blend in well with existing development. The proposed clinic is single -
story so much of the design discussion above with the pavilion building is not applicable with
this smaller building. The four main considerations with this building are discussed in the
following paragraphs:
1. Impacts to Parking — With the review of the Use Permit A 140-11 for the revised master
overall parking requirements for various phases of the project were examined. One of
staff s concerns discussed with the applicant was the siting of the new clinic in an area that
is occupied by some of the most convenient and visible parking. The proposed building
will result in the net loss of 25 spaces in the front parking lot.
ARC 140-11; French Hospital Buildings
Page 8
To mitigate for the loss of these prime parking spaces, Use Permit A 140-11 included
Conditions 6 & 7 outlining the expectations for an updated parking and trip reduction
management program. Condition 8 specifically addresses the loss of the spaces near the
proposed clinic recommending that the hospital implement measures such as a valet
service or onsite shuttles to transport patients from remote parking spaces to various
buildings, and converting the doctor -only parking spaces in the front parking lot to general
parking to accommodate more spaces near
the urgent care clinic for faster turnover
visits.
2. Screeninj of Roof -mounted Equipment -
The front parking lot is significantly lower
than the Johnson Avenue Street elevation.
The amount of change between the street
and site changes because of the substantial
uphill slope of the street. When providing
the agenda forecast for this project, the
Commission had expressed concern that
roof -mounted equipment for the single -story
clinic be properly screened.
ROOF EQUIPMENT AND PARAPET
FRENCH HOSPITAL MEDICAL CENTER - EMERGENCY CLINIC
Figure 3. Roof Equipment Exhibit
The applicant responded by adding Sheet A-7.1 to clinic plans. The sheet includes a bird's
eye view that indicates that the HVAC units will be 3 feet below the roof parapet (Figure 3
above).
Also provided on the sheet are two views from Johnson Avenue that show that the
parapets will screen the HVAC units.
VIEW 1 FROM JOHNSON ST.
FRENCH HOSPITAL MEDICAL CENTER - EMERGENCY CLINIC
.... ....
VIEW 2 FROM JOHNSON ST.
FRENCH HOSPITAL MEDICAL CENTER - EMERGENCY CLINIC
3. Entry Pier Signage -Staff initially had concerns with the entry pier as being designed
solely as a backdrop for signage, but sees it also serving as a focal point to identify the
( L-
ARC 140-11; French Hospital Buildings
Page 9
entry and to provide additional vertical articulation. To comply with the Sign regulations,
copy for the sign needs to be lowered to not exceed the overall roof height and not exceed
25 feet in height. The applicant may wish to consider having the copy "emergency Clinic"
above the French Hospital identification.
4. Tree Removals — To accommodate construction, a total of nine trees will need to be
removed. Their locations are shown on Sheet A-2.1. Three trees in the vicinity of the
proj ect will be retained. Five trees are proposed for compensatory planting.
Condition 11 calls for protection measures to be in place during construction as noted
on building plans and for tree removals and proposed planting to be shown in
landscaping plans.
3.3 Temporary Auditorium Building
The temporary building will be place for three years staring this summer. It is a utilitarian
building that will allow the auditorium to function out of this space until its permanent home is
competed in the Pavilion building. Fire sprinklers will be required for the building by code since
it will be in place longer than one year. The proposed perimeter landscaping will make it appear
as more of an integral site element and improve its aesthetics.
4.0 OTHER DEPARTMENT COMMENTS
Most of the requirements of the other departments are reflected in the attached Use Permit
follow-up letter. Include in the attached draft resolution as conditions of approval are
requirements of Fire and Public Works.
5.0 ALTERNATIVES
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Community Design
Guidelines.
6.0 ATTACHMENTS
l . Vicinity Map
2. Approved Campus Master Plan Revision
3. Pavilion Office Building narrative & reduced size project plans
4. Urgent Care Building narrative & reduced size project plans
5. Temporary auditorium reduced size project plans
6. Administrative Use Permit A 140-11
7. Draft Resolution — rev j 4G,=,J V,O-a
Included in Committee member portfolio: project plans
e
Attachment 3
ARCH ITECTS, INC
December 8, 2011
Narrative for Proposed French Hospital Medical Center
Health Pavilion Building
In 1993, the City of San Luis Obispo approved a Master Plan of improvements for
the entire French Hospital Medical Campus, included four new buildings, one
hospital addition and a substantial parking lot expansion. This proposed Health
Pavilion Building is one of the building approved in the Master Plan.
Since approval of the 1993 Master Plan delivery of medical care has changed
dramatically and the Hospital needs to make minor revisions to the 1993 Plan in
order to respond to the current medical market place. The Pavilion Building has
been relocated closer to the existing hospital building and reduced in size from
35,000 SF to 17,591 SF. The use of the Pavilion Building will be administrative
offices and support of hospital staff rather than a medical office building for patient
care as proposed in the 1993 Master Plan.
Concurrent with this application for ARC review of the Pavilion Building, the
Hospital is making an application to amend the 1993 Master Plan. At his time the
Hospital has no firm schedule for initiating design or construction improvements
for any of the proposed buildings other than for the Pavilion Building.
As proposed, the Pavilion Building will include much needed Administrative
Offices, training classrooms, supply storage and a new 1,500 SF Auditorium to
replace the existing Auditorium of the same size inside the hospital.
The following paragraphs provide more detailed information about the Pavilion
Building:
Reduced Storm Water Runoff
Where the original Pavilion Building was on undeveloped land, the current
location is mostly on the former helipad. Moreover the amount of grading
and the amount of impervious surface area (stormwater runoff) is reduced
from that shown on the approved 1993 Master Plan.
762 Higuera Street, Suite 212
San Luis Obispo, CA 93401
8o5.541-3848
Fax: 805.541-9260
SDGarchitects.com
C-
Water Efficient landscape
The proposed relocation of the Pavilion Building closer to the existing
hospital building will result in less irrigation and water use from the
landscape areas shown on the approved 1993 Master Plan. As required by
the City a detailed irrigation plan and Worksheet for Maximum Applied
Water Allowance will be submitted with the application for building permit.
Trees
The proposed relocation of the Pavilion Building closer to the existing
hospital building will not require the removal of any trees.
Height Variance
The Pavilion Building will require a height exception to the 35 foot height
limit in the Office (0) zone of 6'-3". Specifically the building is proposed to
be 41 ' -3" above average grade as defined by the building ordinance,
excluding the elevator tower. However because of the existinge away
slope Y
from the hospital the first floor elevation of the proposed building is one full
story below the hospital floor elevation. The completed building will
appear to be one story above the existing hospital roofline. By comparison,
the existing medical office building adjacent to the hospital is two stories
J
above the hospital roofl ine. It should be noted that the 1993 City approved
Master Plan includes a 45.5 foot height variance that will result in a three
story building adjacent to the existing medical office building. No adjacent
properties wi I I be shaded by the proposed height variance.
Parking
As shown on the matrix at the bottom right hand corner of sheet A-1.1, the
existing number of parking spaces is adequate to support construction the
Pavilion Building.
Utilities
Existing water, sewer, power, gas and drainage utilities are adequate for the
proposed Pavilion Building.
Public Art Proposal:
The public art requirement will be met with the payment of an in -lieu fee. A
preliminary estimate of the fee based on 1 /2 % of the building cost is
$10/935.00.
The proposed Pavilion Building with the requested revisions of the 1993 Master
Plan will result in a more compact utilization of the site, maintains the proposed
Open Space Easements and preserves even more undeveloped land for open space
or future development.
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Attachment 4
ARCHITECTS, INC
duty Zs, 2012
Narrative for Proposed Low Acuity Emergency Clinic (Building F)
n 1993, the City of San Luis Obispo approved a Master Plan of improvements for
the entire French Hospital Medical Campus, (ARC 109-93, U 109-93 and LLA 109-
93). The 1993 Master Plan included four new buildings, one hospital addition
(Building D, for two Operating Rooms) and a substantial parking lot expansion.
Since approval of the 1993 Master Plan delivery of medical care has changed
dramatically and the Hospital needs to make minor revisions to the 1993 Plan in
order to respond to the current medical market place. We have attached copies of
the ARC review set for a proposed Low Acuity Emergency Clinic (Building F).
Concurrent with the subject application to amend the 1993 Master Plan the
Hospital is filing an application for ARC review of the proposed Building F design.
At his time the Hospital has no firm schedule for initiating design or construction
improvements for any of the proposed buildings other than for Building B. A
separate application for ARC review of Building B has been submitted and is
currently in the city review process. The design of the other two buildings
proposed in the 1993 Master Plan (Buildings A and E) remain unchanged from the
design approved with the original 1993MasterPlan.
As proposed, Building F will include much needed Low Acuity care that will allow
the existing Emergency Department to devote its resources to acute trauma care
cases.
The following paragraphs provide more detailed information about the specifics of
the proposed Low Acuity Emergency Clinic:
Storm Water Runoff
The proposed building location is on a portion of the property that is already
developed with parking and landscaped islands in the parking area.
762 Higuera Street, Suite 212
San Luis Obispo, CA 93401
805.541-3848
Fax. 805.541-9260
SDCarch.itects.corn
2
7/25/12
Document Name
Landscape
The proposed location of Building F close to the existing hospital building in
existing parking will result in efficient irrigation and a landscape area of
equ ivi lant size to existing parking lot landscaping that is being removed for
this building. As required by the City a detailed irrigation plan and
Worksheet for Maximum Applied Water Allowance will be submitted with
each application for building permit.
Trees
The proposed project (and site access upgrades) will require the removal of
nine parking lot trees. Three trees in the area of the project will be
preserved and five new trees will be planted.
Height
Building F is 22.5' above average natural grade. The architectural feature at
the entry is 2 6.5' above average natural grade.
Parking
As shown on the matrix at the bottom right hand corner of sheet A-1.1, the
existing number of parking spaces is adequate to support construction of all
building areas proposed in the Revised Master Plan.
Utilities
Existing water, sewer, power, gas and drainage utilities are adequate for the
proposed building. A Preliminary Utility Plan is shown on sheet A-1.1.
Emergency Power Generator
As part of this project, emergency power will be provided by a new diesel
powered generator. Air Pollution Control District review will be underway
in parallel with ARC review.
Energy Conservation
Natural daylighting to be provided by recessed north facing windows or
windows under deep overhangs. Mechanical systems to be optimized for
efficient use of energy.
Public Art
Public Art requirement to be met by payment of an in -lieu fee. A
preliminary estimate of the fee based on 1/2% of the building cost is $5,348.
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Dignity Health ETAL
French Hospital Medical Center
Attn.: Controller
1911 Johnson Avenue
San Luis Obispo, CA 93401
SUBJECT: Use Permit Appl. A 140-11: 1911 Johnson Avenue
Gentlemen:
On Friday, March 15, 2013, 1 conducted a public hearing on your request for a Use Permit
to allow revisions to the master plan for the development of the French Hospital campus
at the above -listed location.
After reviewing the information presented, I have approved your request, based on the
following findings and subject to the following conditions:
Findings
1. Development included in the proposed master plan will not adversely affect the
health, safety, and welfare of persons living at the site or in the vicinity, because the
project design and required review of certain future uses address the concerns of
the special considerations zone which are:
a. Types of medical -related uses established at the site are consistent with general
plan policies;
b. City noise standards are satisfied;
c. Traffic impacts are mitigated and safe on -site circulation, as well as safe access
to the site, are provided; and
d. Open space is preserved.
2. The development is appropriate at the proposed location and will be compatible with
surrounding land uses.
3. As conditioned, including the previously -approved height variance reaffirmed
through Finding No. 4, the proposal conforms to the general plan and meets zoning
ordinance requirements, including the concerns of the special considerations zone.
4. The Hearing Officer hereby reaffirms a variance from property development
standards to allow a maximum building height of 45.5 feet for Buildings B & E, based
on the following findings:
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
Telecommunications Device for the Deaf 805 781-7410.
A 140-11 (1911 Johnson Avenue)
Page 2
a. The large size of the hospital` campus and the master plan concept for its
development, which allow for greater controls and more detailed review over
proposed and future development of the site, constitute circumstances which do
not apply generally to land in the vicinity with the same zoning.
b. The variance will not constitute a grant of special privilege, an entitlement
inconsistent with the Limitations upon other properties in the vicinity with the same
zoning, because other hospital facilities are of the same or greater height than
that proposed for Buildings B & E.
c. The variance will not adversely affect the health, safety, or welfare of persons
working on the site or in the vicinity, given -the proposed siting of Buildings B & E
near other similar facilities and substantial separation from the closest
residences.
5. A Mitigated Negative Declaration was prepared by the Community Development
Department on October 28, 1993, which describes significant environmental impacts
associated with project development. The Negative Declaration was adopted by the
Planning Commission with the approval of the original 1993 master plan. Approved
mitigation measures that are still relevant are included below as conditions of
approval. A new traffic analysis was conducted by Orosz Engineering Group dated
December 31, 2012, which documents that the conclusion of the original traffic
analysis from 1993 performed by Gerald Skiles (referenced in the original initial
study) is still relevant that planned facilities will not result in trip generation levels that
will adversely affect baseline intersection operations or Level of Service on Johnson
Avenue. The new analysis made this conclusion based on a trip generation
comparison which took into consideration current conditions including modifications
to adjacent roadways.
Conditions
Use Restrictions
1. Any substantial change to a proposed use or any new use at the site from that
shown on the approved master plan shall be subject to review and approval of an
Administrative Use Permit. Uses shall be limited to hospital facilities, physician
and health professional offices, outpatient medical services, and medical
laboratories. Residential patient care shall require the approval of an
administrative use permit.
2. Specific development of the site at 1615 Fairview Street shall require the approval
of an administrative use permit. Uses shall be restricted to those of a low intensity
such as residential care or offices related to the hospital where minimal public
access is required thereby decreasing traffic impacts. With development of the
site at 1615 Fairview Street, street access shall be addressed to the satisfaction of
the City Engineer.
A 140-11 (1911 Johnson Avenue)
Dine '2
age
3. The proposed temporary auditorium may remain in place for a maximum period of
three years from the date of final occupancy granted by the City through the
required building permit process. A single, one-year time extension may be
requested in writing prior to the expiration of the three-yQar approval period to
review and approval of the Community Development Director.
Planning Requirements
4. Specific site development envisioned by the master plan is subject to the review
and approval of the Architectural Review Commission. Plans shall include all
information on the checklist for final architectural review.
5. Building and parking lot lighting shall be designed to be directed downward and
not cast glare onto adjacent properties consistent with the requirements of the
City's Night Sky Preservation standards contained in Chapter 17.23 of the Zoning
Regulations. The specific design of lighting shall: be to the approval of the
Architectural Review Commission. The ARC shall carefully review the height and
type of lighting fixtures
6. The applicant shall update the submitted parking and trip -reduction management
program to provide an enhanced trip -reduction program that contains a
comprehensive list of actions to reduce auto use to the Community Development
Director for review and approval prior to the issuance of a building permit. The
revised program shall include all of the measures included in the draft plan plus all
of the following measures, if not already included, and show in narrative and plan
view how these are met:
a. Provide lockable bicycle storage consistent with the standards specified in the
Zoning Regulations and Bicycle Transportation Plan (May 2007).
b. Include showers and lockers in the project to encourage employees to ride
bicycles or walk to work.
c. Provide preferential parking places (closer to building entries) for employees
who carpool
d. Provide an incentive program for employees who bicycle or walk to work.
7. The project shall maintain the final approved version of the parking and trip -
reduction management program as part of the long-term hospital operations. After
a final program is approved, any future changes to the program shall be submitted
to the City for review and approval prior to implementation. Prior to the issuance
of building occupancy for new structures, the applicant shall designate a
Transportation Coordinator who will manage transportation programs for the
project and shall promote alternative modes of transportation. This coordinator will
be responsible for submitting annual reports to the Community Development
Director detailing current number of employees and the effectiveness of the trip -
reduction plan components in meeting objectives. New trip -reduction measures
shall be approved for implementation into the program if existing measures are
proven to be ineffective.
A 140-11 (1911 Johnson Avenue)
Page 4
8. The applicant shall consider, as part of the trip -reduction program, more
. P p g
aggressive parking management practices such as a valet service or onsite
shuttles to transport patients from remote parking spaces to various buildings and
converting the doctor -only parking spaces in the front parking lot to general
parking to accommodate more spaces near the urgent care clinic for faster
turnover visits. With implementation of these or similar parking management
-practices, the Community Development Director may approve without a separate
administrative hearing up to a 10% shared parking reduction.
Construction Requirements
9. During construction/ground disturbing activities, the applicant shall implement the
following particulate (dust) control measures. These measures shall be shown on
grading and building plans. In addition, the contractor shall designate a person or
persons to monitor the dust control program and to order increased watering, as
necessary, to prevent transport of dust off site. Their duties shall include holiday
and weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the Community
Development and Public Works Departments prior to commencement of
construction.
a. Reduce the amount of disturbed area where possible.
b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne
dust from leaving the site. Increased watering frequency will be required
whenever wind speeds exceed 15 m.p.h. and cessation of grading activities
during periods of winds over 25 m.p.h. Reclaimed (non -potable) water is to be
used in all construction and dust -control work.
c. Dirt stock pile areas (if any) should be sprayed daily as needed.
d. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any
unpaved surface at the construction site.
e. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or
should maintain at least two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance with California Vehicle
Code Section 23114.
f. Scheduling of construction truck trips during non -peak hours to reduce peak
hour emissions.
g. If determined to be needed, periodic washdowns or mechanical streetsweeping
of streets in the vicinity of the construction site shall be done.
10. Protective fencing shall be installed prior to, and maintained in place until
conclusion of, grading and development of parking lot areas to prevent excess soil
from sloughing off into sensitive creek and ravine environments on the site.
Public Works
11. Complete public improvement plans will be required in conjunction with the
development of Building A. A separate public improvement plan application,
A 140-11 (1911 Johnson Avenue)
Page 5
submittal, review, and inspection fee to the Public Works Department will be
required based on the City Engineering Standards and fee resolution in place at
the time of the submittal. Projects approved after September 6, 2013, may be
subject to additional post -construction storm water management regulations as
promulgated by the Regional Water Quality Control Board.
12. Plans submitted for a building permit shall show compliance with the Floodplain
Management Regulations.. Portions of this campus are located within the X-
shaded (XB or former B) flood zone as shown on the Flood Insurance Rate Map
(FIRM). This area is not considered to be a Special Flood Hazard Areas (SERA).
Although not subject to mandatory flood insurance requirements, any structures or
building appurtenances located within this zone of shallow flooding shall comply
with our local ordinance. The project drainage report could be used to clarify the
extent of the underlying flood zone(s) in relation to the existing and proposed
campus improvements. The building plans shall show the location and extent of
the XB zone for reference.
13. The existing drainage outlet to the Southerly drainage channel has partially failed.
The existing head -cut and non -erosive outlet shall be repaired or replaced to the
satisfaction of Public Works Director and Natural Resources Manager. A permit
application and repair plan shall be included with or submitted concurrently with
the first building permit application. The plan shall be approved prior to building
permit issuance and shall have all work complete prior to occupancy of the first
building unless otherwise approved for deferral by the City.
14. The final drainage report shall evaluate the pre vs. post development runoff for the
100-year storm event in accordance with the Waterways Management Plan
Drainage Design Manual. The current basin design and analysis appears to be
conservative but was based on prior standards that were limited to the 50-year
storm.
15. The final drainage report shall include the required post -construction storm water
treatment program. An Operations and Maintenance Manual shall be developed
for the existing and proposed facilities. A Private Stormwater Conveyance System
(PSCS) agreement shall be recorded in a format provided by the City prior to
permit issuance or final inspection approvals as applicable.
16. The report and building plan submittal shall include any requirement for final
inspection and certification of the water quality controls and water quantity controls
for this campus. It is unclear from the previous design and reports whether the
outlet controls (metering) for the basin had been installed. The building plans shall
include any required upgrades to the existing basin related to the metered release
of storm water. A final inspection and report from the engineer of record will be
required.
17. The building plan submittal for future development shall show and note
compliance with Engineering Standard 1010.13 for Storm Water Quality
A 140-11 (1911 Johnson Avenue)
Page 6
!Management. This code requirement is applicable to new or redeveloped sites
where the total area of impervious driveway and parking surfaces is more than
5,000-square feet. An upgrade to the existing facilities and improvements is
required.
18. Fossil filter inserts (drain inserts) are only recognized as an acceptable BMP in
conjunction with other measures (treatment train) or as an upgrade or retrofit to an
existing development where other treatment options are not feasible. The use of
drain inserts only shall be first approved by the City.
19. The project drainage report and campus plans shall show and note all proposed
water quality treatment BMP's in accordance with adopted standards. The
proposed upgrades shall be submitted with the first development proposal. A
phasing plan may be proposed so that the timing of the improvements will
reasonably align with the construction, construction staging, temporary uses, and
overall development phasing plans. ,
20. The final drainage report shall include the required post -construction storm water
treatment program. An Operations and Maintenance Manual shall be developed
for the existing and proposed facilities. A Private Stormwater Conveyance System
(PSCS) agreement shall be recorded in a format provided by the City prior to
permit issuance or final inspection approvals as applicable.
21. The report and building plan submittal shall include any requirement for final
inspection and certification of the water quality controls and water quantity controls
for this campus. It is unclear from the previous design and reports whether the
outlet controls (metering) for the basin had been installed. The building plans shall
include any required upgrades to the existing basin related to the metered release
of storm water. A final inspection and report from the engineer of record will be
required.
Erosion Control
22. EPA Requirement: General Construction Activity Storm Water Permits are
required for all storm water discharges associated with a construction activity
where clearing, grading, or excavations result in land disturbance of one or more
acres. Storm water discharges of less than one acre, but which is part of a larger
common plan of development or sale, also requires a permit. Permits are required
until the construction is complete. To be covered by a General Construction
Activity Permit, the owner(s) of land where construction activity occurs must submit
a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State
Regional Water Quality Control Board. An application is required to the State
Board under their recently -adopted Stormwater Multi -Application, Reporting, and
Tracking System (SMARTS).
23. Prior to submittal of a construction application, the property owner shall collaborate
with the Regional Water Quality Control Board (RWQCB) to determine whether or
r --,-
A 140-11 (1911 Johnson Avenue)
Page 7
not the proposed development is considered to be part of a larger "Common Plan
of Development" and whether a Stormwater Pollution -Prevention Plan (SWPPP)
will be required. Either verification from the RWQCB that a SWPPP is not
required or a copy of a completed SWPPP a.nd Waste Discharger Identification
(WDID) number shall be submitted with construction plans. At a minimum, a water
pollution control plan will be required.
24. Plans for the proposed bikeway shall be included with or submitted concurrently
with the first building permit- application. The plan shall be approved prior to
building permit issuance and shall have all work complete prior to occupancy of
the first building unless otherwise approved for deferral by the City. Record
drawings for the bikeway improvements shall be provided to the City per City
Engineering Standards for the Northerly reach where located within the proposed
easement and intended for maintenance by the City.
25. Traffic Impact Fee (TIF) credits will be available with the first and subsequent
phases if necessary. The previous TIF analysis included this segment of the bike
path and assumed that 25% of the costs would be from the Citywide TIF. Any
allowable credit of up to 50% of the total calculated TIF for any one phase will be
applied to the respective building permits. A project cost estimate will be required
at the time of plan submittal. Final credits and/or reimbursements will not be
applied until final receipts and invoices are received and accepted by the City for
the completed improvements. If applicable, the applicant/owner will be
responsible for documenting compliance with current Prevailing Wage legislation
for any areas of construction related to a fee credit or reimbursement.
Open Space
26. A permanent open space, drainage, access, and bikeway easement(s) shall be
dedicated to the City for the open space areas as shown schematically on the
revised campus plans. The Northerly and Southerly open spaces shall be linked
by the narrower band that parallels the Westerly property line adjacent to the
U PRR right-of-way. The easement agreement shall be approved to the
satisfaction of the Community Development Director, Public Works Director,
Natural Resources Manager, and the City Attorney. The final easement boundary
and delineation shall be based on the existing and proposed site improvements
including, but not limited to, security fencing, bikeway construction, grading and
slope bank locations, utility locations, and access driveway construction. The
open space and related easement agreement is not intended to be an exclusive
easement and the on -going maintenance responsibility of these areas, unless
otherwise noted, will remain with the underlying property owner(s).
27. If clearing of existing creek and drainage channels, including any tree pruning or
removals, and any necessary erosion repairs are proposed, all work shall be to the
satisfaction of the City and any pertinent regulatory agencies.
i
A 140-11 (191' 1 Johnson Avenue)
Page 8
28. To insure maintenance of the mature trees on the site, the heavily -wooded
portions not to be used for parking and/or building pads should be maintained as
permanent open space easements. Tree trimming and removal of small trees and
other vegetation as part of an on -going open space maintenance program is
encouraged and shall be to the review and approval of the Natural Resources
Manager.
29. Concurrent with the recordation of the permanent open space easement, applicant
shall submit an Open Space Management Plan for the area which shall be
approved to the satisfaction of the Natural Resources Manager, Fire Marshall, and
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City Arborist. At a minimum, the plan shall address tree and vegetation
management and maintenance, fencing and trespass abatement, and on -going
monitoring and patrol to address protection of the riparian area and other natural
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resources, fire hazards, and transient activity.
This use permit shall be reviewed by the Administrative Hearing Officer if the City
receives substantiated written complaints from any citizen, Code Enforcement Officer,
or Police Department employee, that includes information and/or evidence supporting a
pP g
conclusion that a violation of this Use Permit, or of City ordinances or regulations
applicable to the property or the operation of the business, has occurred. At the time of
the Use Permit review, to insure on -going compatibility of the uses on the project site,
conditions of approval may be added, deleted, modified, or the permit may be revoked.
The Hearing Officer may refer the complaint to the Planning Commission at his/her
discretion.
My decision is final unless appealed to the Planning Commission within 10 days of the
action. Any person aggrieved by the decision may file an appeal. Appeal forms are
available in the Community Development Department or on the City's website
(www.slocity.org). The fee for filing an appeal is $268 and must accompany the appeal
documentation.
If you have any questions, please call Pam Ricci at (805) 781-7168.
Sincerely,
Doug Davidson
Hearing Officer
cc: SLO County Assessor's Office
Brian Starr.
762 H ig u e ra Street, Suite 212
San Luis Obispo, CA 93401
Attachment D
RESOLUTION NO. -13
A RESOLUTION OF THE SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION
GRANTING FINAL DESIGN APPROVAL TO A 179591 SQUARE -FOOT
OFFICE BUILDING KNOWN AS THE PAVILION BUILDING,
A 59450 SQUARE -FOOT URGENT CARE BUILDING, AND A
29130 SQUARE -FOOT TEMPORARY AUDITORIUM
AT FRENCH HOSPITAL
ARC 140-11 (1911 JOHNSON AVENUE)
WHEREAS, the applicant, French Hospital, _on December 14, 2011, submitted a request
for architectural approval of a proposal to develop the 17,591 square -foot office building at 1911
Johnson Avenue, and later added requests for the urgent care building and a temporary
auditorium; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing to review and discuss plans in the Council Chamber of City Hall, 990
Palm Street, San Luis Obispo, California, on April 22, 2013, for the purpose of evaluating the
project for final design review and continued action with three directional items; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on July 1, 2013, for the purpose of considering revised plans for final
approval; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council approved a Mitigated Negative Declaration (MND) of
environmental impact on December 7, 1993 for the hospital master plan that adequately
evaluated the potential environmental impacts of the project; and
WHEREAS, the Architectural Review Commission has duly considered all evidence,
including the testimony of the applicant, interested parties, and the evaluation and
recommendations by staff presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
Section 1. Findings. The Architectural Review Commission hereby makes the following
findings in support of final approval of the project design:
1. The project is consistent with the General Plan, specifically Policy 3.4.2 C which
recommends that medical services should be located near hospitals.
2. The project will not be detrimental to the health, safety and welfare of those living and
working in the vicinity since the proposed location of the office building and urgent care
Resolution No. -13
Page 2
clinic are internal to the site and separated from nearby residences by parking areas, open
space and landscaping.
3. As conditioned, the project is consistent with Chapter 3.4 C of the Community Design
Guidelines that provides directives for offices, since it will create attractive buildings that are
complementary to other site structures and provide vertical and horizontal wall plane offsets,
extensive window areas, and articulated entries.
4. A Mitigated Negative Declaration was prepared by the Community Development
Department on October 28, 1993, which describes significant environmental impacts
associated with project development. The Negative Declaration was adopted by the
Planning Commission with the approval of the original 1993 master plan. Approved
mitigation measures that are still relevant are included below as conditions of approval. A
new traffic analysis was conducted by Orosz Engineering Group dated December 31, 2012,
which documents that the conclusion of the original traffic analysis from 1993 performed by
Gerald Skiles (referenced in the original initial study) is still relevant that planned facilities
will not result in trip generation levels that will adversely affect baseline intersection
operations or Level of Service on Johnson Avenue. The new analysis made this conclusion
based on a trip generation comparison which :took into consideration current conditions
including modifications to adjacent roadways.
Section 2. Action. The Architectural Review Commission hereby grants final approval
to the Pavilion office building and urgent care center, subject to the following conditions of
approval:
1. Final project design and construction drawings shall be in substantial compliance with the
project plans as amended and approved by the: ARC. A separate full-size sheet shall be
included in working drawings submitted for a building permit that list all conditions, and
code requirements of project approval as Sheet No. 2. Reference should be made in the
margin of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. All conditions of Use Permit A 140-11 approving a master plan for development of the
hospital campus including the subject medical office buildings in the Office zone are
incorporated herein by reference.
3. The color and material boards presented at the meeting were supported by the Architectural
Review Commission. Any modifications to the approved palettes shall be reviewed and
approved by the Community Development Director prior to issuance of a building permit.
Building colors shall be shown on the building elevations approved as part of working
drawings.
4. All stucco and plastered surfaces shall have a smooth hand -finished appearance to the
satisfaction of the Community Development Director and not be a sprayed -on type of
application. A sample of the finish shall be submitted prior to issuance of a building permit.
Resolution No. -13
Page 3
S. Plans submitted for a building permit shall clearly show the details of all windows and
storefronts and canopy features to the satisfaction of the Community Development Director.
6. A separate permit shall be obtained for all building signage, which shall fully comply with
the requirements included in the City's sign regulations.
7. The locations of all wall -mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall -mounted lighting shall
complement building architecture. The selected fixture(s) shall be shielded to insure that
light is directed downward consistent with the requirements of the City's Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations. Details of all
exterior light fixtures, including any service area lights, need to be included as part of plans.
8. The applicant shall obtain a building permit to retrofit existing light poles that are currently
fitted with the globe type fixtures with a fixture type that is shielded and in compliance with
the City's Night Sky Preservation standards contained in Chapter 17.23 of the Zoning
Regulations. Other pole lights with angled shoebox fixtures shall be redirected to shine
downward and rooftop mounted lights shall also be redirected to shine downward.
9. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of proposed condensers and other mechanical equipment to be
placed on the roof to confirm that parapets and other roof features will adequately screen
them. A line -of -sight diagram shall be included to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
10. Final design details for any proposed trash and recycling enclosures shall be included in
working drawings for a building permit and shall be to the review and approval of the
Community Development and Utilities Departments. The ultimate design shall be consistent
with the Solid Waste Guidelines and coordinate with the exterior design of the buildings.
The applicant shall contact Tom Martin, General Manager of San Luis Garbage Company
(805-543-0875) and obtain in writing that the proposed enclosures and collection method
meets these requirements.
11. A final landscaping plan including irrigation details and plans shall be submitted to the
Community Development Department along with working drawings for each building permit
for the permanent structures. The legend for the landscaping plan shall include the sizes and
species of all groundcovers, shrubs, and trees, including required street trees, with
corresponding symbols for each plant material showing their specific locations on plans.
12. The landscaping plan called for in Condition 10 submitted with building permit plans for the
urgent care building shall reference all existing trees to remain, trees to be removed, and new
trees proposed as compensatory planting. Trees to remain shall be protected during
construction to the review and approval of the City Arborist and appropriate trees protection
notes shall be included on the landscaping plan. Support for the removal of trees is based
upon the compensatory planting shown on the ARC plans.
Resolution No. -13
Page 4
13. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
14. The required fire risers for buildings shall be located internal to buildings. Other fire
department equipment shall be located internal to buildings where feasible.
15. The applicant shall provide for the professional, perpetual maintenance of all common area
including private driveways, drainage, parking: lot areas, walls and fences, lighting, and
landscaping in a first class condition.
16. The overall site shall be maintained in a neat and orderly manner at all times. All plant
materials shall be maintained and replaced as necessary.
17. Long and short-term bicycle parking shall be provided on site in accordance with Table 6.5
of the Zoning Regulations. Bicycle parking shall be installed at highly visible locations that
are as close to the main entrance of the destination as possible and located at least as
conveniently as the most convenient automobile parking space. Dimensioned locations and
details of the short and long-term bicycle parking shall be provided on the project's
construction plans including rack design, location, clearances and circulation for users in
compliance with manufacturers' standards. A minimum four foot wide path of travel shall be
provided to all bicycle parking spaces.
18. The building plan submittal shall include a detailed site plan at a larger scale. The plan shall
include all pertinent items from the Building Division submittal checklist. The plan should
include but is not limited to all existing and proposed site improvements, demolitions, tree
removals/protections, parking lot alterations, site utilities, final grading and drainage
improvements, and accessibility upgrades.
19. Curbs along front (east side) of Building F will be required fire lanes.
20. The "temporary" auditorium would be classified as an `A-3' occupancy, not `B, and will be
required to install fire sprinklers conforming to NFPA 13 standards per City Ordinance.
21. Existing sea trains in the corner of the remote parking lot in the northwest corner of the
developed site and the makeshift construction yard that occupies parking spaces behind the
hospital shall be removed and relocated to the fenced construction yard near the temporary
auditorium.
22. The project applicant shall develop a Construction Management Plan for review and approval
by the Public Works and Community Development Directors. The plan shall be submitted
Resolution No. -13
Page 5
prior to the issuance of a building permit for proposed project buildings. In addition, the
contractor or builder shall designate a person or persons to monitor the Construction
Management Plan components and provide their contact names and phone numbers. The
Construction Management Plan shall include at least the following items and requirements:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic and pedestrian hours (e.g., 11: 3 0 AM to 1:3 0
PM), detour signs if required, directional signs for construction vehicles, and designated
construction access routes.
b. notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries and more intensive site work may be occurring,
c. Location of construction staging areas which shall be located on the project site, for
materials, equipment, and vehicles.
d. Identification of haul routes for movement of construction vehicles that would minimize
impacts on vehicular and pedestrian traffic,. circulation and safety, and noise impacts to
surrounding neighbors.
e. The applicant shall ensure that the construction contractor employs the following noise
reducing measures:
1.) Standard construction activities shall be limited to between 7:00 a.m. and 7:00 p.m.
Monday through Friday.
2.) All equipment shall have sound -control devices no less effective than those provided
by the manufacturer. No equipment shall have un-muffled exhaust pipes; and
3.) Stationary noise sources shall be located as far from sensitive receptors as possible,
and they shall be muffled and enclosed within temporary sheds, or insulation barriers
or other measures shall be incorporated to the extent possible.
f. Temporary construction fences to contain debris and material and to secure the site.
g. Provisions for removal of trash generated by project construction activity.
h. A process for responding to, and tracking, complaints pertaining to construction activity.
i. Provisions for monitoring surface streets used for truck routes so that any damage and
debris attributable to the trucks can be identified and corrected.
j . Designated location(s) for construction worker parking.
On motion by Commissioner , seconded by Commissioner
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 1 St day of July, 2013.
Pam Ricci, Secretary
Architectural Review Commission
DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
June 19, 2013
ROLL CALL:
Present: Commissioners Ken Curtis, Anthony Palazzo, Greg Wynn, and Vice -Chair
Michelle McCovey-Good
Absent: Commissioners Steven Hopkins and Suzan Ehdaie .and Chairperson Jim
Duffy
Staff: Senior Planner Pam Ricci, Associate Planner Brian Leveille, and
Administrative Assistant Donre Wright
ACCEPTANCE OF THE AGENDA:
The agenda was accepted as presented.
MINUTES:
The minutes of May 6, 2013, and May 20, 2013, were approved as presented.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 12350 Los Osos Valley Road. ARC 124-12; Review of a 26-foot tall illuminated
entry feature, 1,200 square foot addition, new signage, and fagade upgrades for
the Toyota dealership; C-S-S zone; John Frangie, applicant. (Continued to a
date uncertain) (Marcus Carloni)
There was no discussion or public input on the item.
On motion by Commr. Palazzo, seconded by Commr. Curtis, to continue the project to a
date uncertain, as requested by the applicant.
AYES:
Commrs. Palazzo, Curtis, Wynn, and McCovey-Good
NOES:
None
RECUSED:
None
ABSENT:
Commr. Hopkins, Ehdaie, and Duffy
The motion passed on a 4:0 vote.
Draft ARC Minutes
June 19, 2013
Page 2
2. 720 Foothill Boulevard. ARC 56-13; Review of a proposal to construct a 7,100
square foot structure for a fraternity use; R-4 zone; Alpha Upsilon Alumni Corp.,
applicant. (Brian Leveille)
Brian Leveille, Associate Planner, presented the staff report, recommending the
adoption of the draft resolution which approves the project, based on findings and
subject to conditions which he outlined.
Lou Smith, project architect, indicated her support for staff's recommendation for final
approval and her concurrence with project, conditions. She noted that the project took
its design motivations from the recently -built Craftsman -style project to the immediate
north.
Commr. Wynn asked for clarification on the proposed occupancy and related parking
requirement. Ms. Smith indicated that the proposed parking was sufficient for the
occupancy of 14 planned. She noted that the parking total of 18 was the more
conservative number of the two parking calculation options and was derived by
multiplying the 12 bedrooms by 1.5 per the formula in the Zoning Regulations. She
added that the parking requirement was lowered to 17 through the allowed reduction of
one space for additional bicycle/motorcycle parking. Brian Leveille confirmed that the
parking calculation that Ms. Smith described was accurate.
Commr. Wynn asked a number of technical questions related to the planned structural
system, the potential need for an elevator, and the parking layout. Ms. Smith described
the structural plans in general and indicated that the team has been in active discussion
with the City's Building Division about the details.
PUBLIC COMMENTS:
Edward Chelini, San Jose, thanked staff for their assistance in processing the project
and noted that it had been planned for several years. He emphasized that there was an
active alumni presence and that the project goal was to create a compatible design.
Dave Reinhart, Ladera Beach, stated that the fraternity wanted to maintain the
occupancy at 14 and that the proposed design was a cost-effective solution for the
residents.
There were no further comments from the public.
COMMISSION COMMENTS:
Commr. Wynn mentioned that the internal deck was a good design solution for this use
and that he would like to see further articulation on the east and west elevations. He
stressed the importance of four-sided architecture and noted concerns with the
transition from siding to stucco not being consistent with this goal. He noted that he had
Draft ARC Minutes
June 19, 2013
Page 3
concerns with granting approval to the project because of some of the unresolved code
issues with exiting and structural requirements.
Commr. Curtis agreed with wrapping the siding on all four building elevations. He
asked whether a visitor could enter the building from the front porches. Brian Leveille
responded that the porches provided some shading and articulation but did not cover
entries into the building.
Commr. Palazzo noted the project did a good job of breaking up the building mass,
especially at the front. He suggested making the windows on the third floor more
symmetrical and adding more detailing to the porches to be more in keeping with the
Craftsman style. He agreed that siding should wrap the back of the building and
recommended that the stucco should have a finish with some texture.
Vice -Chair McCovey-Good agreed with requirements to have the siding wrap the rear
elevation and to have the vents and rafter tails on the gable end of the rear elevation as
well.
There were no further comments made from the Commission.
On a motion by Commr. Palazzo, seconded by Vice -Chair McCovey-Good, to adopt the
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draft resolution granting final approval to the project as recommended with the following
modifications to conditions:
1. Add a new sentence to the end of Condition No. 1, which reads: "Significant
I
changes to the exterior building design to respond to potential structural
and/or exiting tissues shall return to the ARC for review and approval."
II I
2. Modify the second sentence of Condition No. 2 to read: "Plans shall clearly_
note that all stucco surfaces are notl a sprayed -on product and have a finish
similar to the adjacent project to the east to the satisfaction of the Community_
Development Director."
3. Add a new condition, which reads: "Plans submitted for construction permit
approvals shall show the siding wrapped on all four sides of the building so as
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to not terminate at any exterior corner.I Plans shall also show the porch
details to be consistent with those of the adjacent property to the east."
4. Add a new condition, which reads: "The required fire riser shall be located
internal to the building and have complying access to the approval of the Fire
Marshal and the Community Development Director."
5. Modify the second sentence of Condition No. 12 to read: "The current City
and ADA standard requires a level, four -foot sidewalk extension behind the
driveway ramp and palm trees."
6. Add a new condition, which reads: "The trash staging area in the street yard
shall be screened with landscaping or combination of landscaping -and a low
fence to the approval of the Community Development Director."
AYES: Commrs. Palazzo, McCovey-Good, and Curtis
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June 19, 2013
Page 4
NOES: Commr. Wynn
RECUSED: None
ABSENT: Hopkins Ehdaie, and Duffy
The motion passed on a 3:1 vote.
COMMENT AND DISCUSSION:
3. Staff:
a. Agenda Forecast — Pam Ricci provided a forecast for upcoming agendas. She
brought up the idea of having a Commission field trip in the near future to look
at some recently -constructed residential projects, which the ARC supported.
4. Commission: There were no specific communications to report.
ADJOURNMENT: The meeting adjourned at 6:45 p.m.
Respectfully submitted by,
Pam. Ricci
Recording Secretary