HomeMy WebLinkAboutARCH-0161-2019_Completeness Review_1
April 3, 2019 Sent via email
Brian Starr, SDG Architects
762 Higuera Street, Suite 212
San Luis Obispo, California 93401
Subject: Completeness Review #1: ARCH-0161-2019 (1911 Johnson). Review of amendment to
the Master Plan for the French Hospital Campus and proposed new patient tower,
chapel, and parking structure.
Dear Brian Starr:
Thank you for the March 6, 2019 submittal for the proposed Master Plan amendment, new patient
tower, chapel, and parking structure. We have reviewed your application and found it to be
incomplete. We will be unable to process your application until additional information and/or
revisions have been submitted, to the satisfaction of the Community Development Director.
Preliminary review is necessary to ensure that staff has adequate information to evaluate your project
and identify any conflicts with City standards or guidelines. The purpose of this letter is to provide
you with a list of items that need to be addressed prior to taking action on your project.
Preliminary review indicates that your application will remain in an incomplete status until the
following information and/or revisions are submitted:
Note: Upon resubmittal please provide a narrative indicating where responses to these items can be
found on plans.
Department comments/completeness items:
Planning Division - Community Development Department
1. Additional entitlement fees are required to proceed with this Major Development
entitlement request including a Variance for the proposed height request, and an
Administrative Use Permit to amend the Master Plan (all to be considered at the same
time, with the final decision at the Planning Commission). The Administrative Use
Permit is required pursuant to a condition of approval from the Use Permit A 140-11,
which states: “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.”
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2. Provide a color and materials board.
3. Show the creek setback and open space conservation area boundaries on the project
plans, so that we can assess the location of the proposed generator. Please provide a
statement how potential land use conflicts such as noise and odors would be addressed,
considering proximity to residential uses. Would the generator be shielded from view by
fencing or landscaping? Please note that locating the generator within the open space
area may not be acceptable to the Natural Resources Manager.
4. Provide a statement indicating how the project will meet its inclusionary housing
requirement (preliminary calculation of in-lieu fees, for example).
5. Provide a public art proposal (in lieu fee or public art). It is encouraged that this project
incorporates public art; this site presents a good opportunity for public art in association
with the proposed hospital expansion.
6. Please correct the site plan legend on Sheet A002, it appears to present duplicates (see
key notes 9 & 12, and 10 & 13).
7. Please provide realistic-appearing photo-simulations of the project (both the hospital
expansion and the parking garage), as seen from surrounding public roads, including
Johnson Avenue, Ella Street, Breck/Fairview, Iris Street). The project may not be
visible from all of these locations, and it would be helpful to include that information as
well so that staff can fully evaluate potential aesthetic impacts.
8. Provide a noise study that analyzes the potential impacts of the helicopter pad, and
evaluates potential impacts based on the City’s noise thresholds for hospital and
residential uses.
9. Please confirm that Building C (as shown on the currently approved Master Plan) is no
longer proposed. I believe this is the case, but would appreciate the confirmation as we
look to future build-out of the proposed Master Plan Amendment.
If you have any questions on the above planning comments, or any questions regarding this letter,
please contact me at 805-781-7176, or by e-mail at: sscott@slocity.org
Building and Safety Division - Community Development Department
10. Please identify Authority Having Jurisdiction (OSHPD vs City of San Luis Obispo) in
regard to plan review and inspection services for each component of the project.
Address, at a minimum, the following:
Hospital patient tower
Chapel
Parking structure with Helipad and Pharmacy
Site accessibility, including path of travel improvements
Site utilities
Generator installations
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11. Provide allowable area analysis for proposed property lines.
12. Provide Occupancy classifications for the parking structure, pharmacy and chapel.
13. Identify Chapel as to be included in Phase I or Phase II.
14. Provide Coordination with the Air Pollution Control District (APCD) for generator
installations.
If you have questions on the above items, please contact Tina Slusher 805-781-7157, or by e-mail:
tslusher@slocity.org
Fire Department
15. Fire Department Access: Access shall be in accordance with Chapter 5 and Appendix D
of the 2016 California Fire Code (CFC). Access roads shall have an unobstructed width
of not less than 20 feet and an unobstructed vertical clearance of 13’ 6”. Access roads
shall be designed and maintained to support the imposed loads of a 60,000 pound fire
apparatus and shall be provided with a surface so as to provide all-weather driving
capabilities. The all-weather access road(s) shall be installed prior to the start of
combustible construction. Dead end roads in excess of 300 feet in length shall terminate
in a cul-de-sac turnaround with a minimum unobstructed turning radius of 35 feet (70
foot diameter). The maximum road grade for fire department access is 15%, with a
maximum cross slope of 5%. The maximum angle of approach and angle of departure is
10%. Show all fire lanes, including widths of fire lanes. Ladder truck access to
buildings shall be in accordance with the 2016 California Fire Code, Appendix D.
Show/identify all fire access roadways, including minimum road widths.
16. Address Numbers: Approved address numbers shall be placed on all new buildings in
such a position to be plainly visible and legible from the street fronting the property.
Numbers shall be a minimum of 8" high by 1" stroke and be on a contrasting
background.
17. Water Supplies: Water Supplies shall be in accordance with Sections 507 of the CFC.
An approved water supply capable of providing the required fire flow for fire protection
is required. The fire flow shall be determined using Appendix B of the CFC. Show
locations of nearby existing fire hydrants and any new proposed hydrants. Specify if
new and/or existing hydrants are public or private. Clarify if proposing to use existing
private underground fire line for hospital tower and parking structure, or if a new private
underground fire line will be used. Show locations and pipe diameter(s). Show
proposed location(s) of any new double detector check valve backflow device(s) and fire
riser rooms. Show proposed location of Fire Department Connection for parking
structure.
18. Fire Department Access to Equipment: Rooms or areas containing controls for air-
handling systems, automatic fire-protection systems, or other diction, suppression or
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control elements shall be identified for use by the Fire Department and shall be located
in the same area. A sign shall be provided on the door to the room stating: “Fire
Sprinkler Riser” and “Fire Alarm Control Panel”. Fire sprinkler risers shall be located in
a room with exterior door access. Show any proposed fire sprinkler riser room(s) near
electrical room(s).
19. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser
Room(S) with a key to the room. Show proposed location(s).
20. Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the CFC and the California Building Code. An approved NFPA 13 fire
sprinkler system will be required. Shop Drawings and Specifications shall be a deferred
submittal, for review and approval prior to installation. Standpipes shall be installed in
all stairwells for both buildings. Show locations. One standpipe shall go to helipad on
roof of parking structure. Fire Main and all associated control valves shall be installed
per NFPA 24 Standards and City Engineering standards.
21. Fire Safety During Construction: Buildings undergoing construction, alteration or
demolition shall be in accordance with Chapter 34 of the CFC.
22. All exterior construction methods and material shall comply with Chapter 7A (ignition
resistant construction) of the Building Code, except for windows, for buildings located
in wildfire prone areas.
23. Proposed generator. Provide details including: Type of fuel, quantity of fuel in gallons,
type of protected double-walled tank, required setbacks to creeks and property lines.
24. Show CBC construction type for parking structure.
If you have questions on the above items, please contact Fire Inspector Molly Brown, 805-781-7560, or
by e-mail: mbrown@slocity.org
Engineering Department
25. Provide any additional applications for amending the Campus Use Permit and for the
proposed parcel mergers and adjustments. Clarify whether a parcel map will be
proposed for completing the proposed adjustments. Provide complete application
checklist supporting documents as necessary. The partial merge of Parcel 6 and the
proposed property line location(s) shall be approved to the satisfaction of the Building
Division and OSHPD if applicable.
26. Provide a preliminary site utility plan showing all existing and proposed utility
installations. Provide clarification on jurisdictional limits between the City and OSHP.
27. Provide a complete topographic plan, architectural site plan, and/or civil plan to clearly
show all existing and proposed site alterations. Show and label all existing trees to be
removed and trees to be retained. Include the diameter and species of trees to be
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removed for reference. Provide a separate tree removal exhibit. Contact this office to
schedule a site inspection with the City Arborist prior to resubmittal.
28. Review the limits and provisions of the recorded Open Space Easement Agreement.
Show and label the easement area with metes and bounds for reference. The proposed
site and utility improvements, except for bikeway improvements are generally not
allowed within Open Space area(s). Show revisions to the site plan to honor the
easement or clarify in the project scope that this entitlement will request an amendment
to the existing recorded agreement. A separate review with the City’s Natural Resources
Manager will be required if any encroachment is proposed.
29. Provide an expanded drainage report and exhibits of the existing and proposed drainage
system, existing water quality BMP’s as previously approved, and new LID and PCR
BMP’s. The proposed strategy is unique in that it will be mixing existing campus
compliance determinations with the newly amended portions. The strategy can be
supported if the existing systems remain or are replaced with sized BMP’s in accordance
with the Post Construction Stormwater Regulations. Compliance with Performance
Requirement No. 2 for Water Quality shall include the treatment, analysis and sizing for
any run-on in accordance with said provisions of the PCR's.
30. Revise the sheet index to include all landscape sheets and any additional sheets that
might be added through the completeness review process.
31. The existing bikeway easement will need to be amended to accommodate the revised
location. Provide additional details to show compliance with the bike plan and City
Engineering Standards for minimum path width and clearance to obstructions.
32. Provide details and/or manufacture specification sheets for the proposed decorative
“short-term” bike racks to confirm general conformance with the City’s Design
Guidelines and Bike Plan.
If you have questions on the above items, please contact Hal Hannula, 805-781-7201, or by e-mail:
hhannula@slocity.org
Transportation Department
33. A Transportation Impact Study (TIS) will be required for this project. City TIS
Guidelines were updated in 2015 and now include multimodal elements and analysis.
Additionally, per the TIS Guidelines, because the project generates over 100 trips in the
PM peak hour and has an original impact study that is more than two years old, a new
study is required. To move forward on a TIS, contact Jennifer Rice at jrice@slocity.org
or 805-781-7058.
34. Bicycle and motorcycle parking shall be included in the plan per the City’s current
Zoning Regulations.
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If you have questions on the above items, please contact Jennifer Rice, 805-781-7058, or by e-mail:
jrice@slocity.org
Utilities
35. Label all existing sewer and water connections to the City’s Infrastructure. I believe
there are three connections to the sewer system, one for domestic, and one for a fire line
service; please review your site plan and confirm.
36. Provide a sewer and water design narrative for pre and post construction of the proposed
project based on Section 6 and 7 of the Uniform Design Criteria listed in the 2018
Engineer Standards (https://www.slocity.org/home/showdocument?id=19925) . The
proposed modification to the site masterplan appears to exceed the sewer capacity
available at the west boundary of the site, but our projections are based on land-based
assumptions and not the proposed design (i.e. fixture counts by the plumbing engineer).
If you have any questions on the above comments, please contact Miguel Barcenas at 805-781-7507,
or by e-mail at: mbarcenas@slocity.org
The above list includes all of the items initially identified as necessary for us to certify your
application as complete. The City may ask for additional information upon more detailed review of
your project. If you have any questions regarding this letter or the specific items necessary to submit
for a complete application, please contact me at (805) 781-7176.
Sincerely,
Shawna Scott
Senior Planner