HomeMy WebLinkAboutFrench Hospital Completeness Review_3
May 27, 2020 Sent via email
Brian Starr, SDG Architects
762 Higuera Street, Suite 212
San Luis Obispo, California 93401
Subject: Completeness Review #3: ARCH-0161-2019; USE-0500-2019; VAR-0499-2019 (1911
Johnson). Review of amendment to the Master Plan for the French Hospital Campus
and proposed new patient tower, and parking structure with heli-pad, including a
proposed height variance.
Dear Brian Starr:
Thank you for the April 28, 2020 re-submittal for the proposed Master Plan amendment, new patient
tower, chapel, and parking structure and associated use permit and variance applications. 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. Please identify the Floor Area Ratio on the project plans.
2. Remove reference to the Chapel in the plan set.
3. Please clearly show the location of short and long-term bicycle parking on the site plan
(in addition to the landscape sheet), and floor plan(s) as applicable.
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May 27, 2020
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4. The proposed location of the generator yard is close to residential uses; please explain
the anticipated duration of operation for the generator, the noise specifications, and how
noise would be attenuated pursuant to the City’s Noise Ordinance.
5. Please show a different fencing type than chain link around the generator yard.
6. Regarding materials, please explain what an elastromeric finish is.
7. What material frames the windows, and how deep set are the windows? A close-up
detail would help show this.
8. Please contact the City Arborist to review the tree trimming proposal.
9. Per previous ARC conceptual review, please specifically address and respond to the
following directional items:
a. Increase vertical and horizontal articulation on the southwest and northeast
elevations (refer to references to Community Design Guidelines identified
below).
b. Create a long-range plan for loss of mature trees that are currently on-site
c. Consider incorporation of green wall(s)
d. Conduct a night sky study addressing effects of light/glare on residential
areas
e. Address possible noise, headlight, and yard overlook impacts on the
neighborhood from the parking garage
f. Massing of hospital expansion west stair tower is not well integrated with
other elements and does not mesh visually; review overhanging element and
how it works with the west stair tower
Additional comments regarding the architecture are provided below for your information
and are not completeness review items. Based on review of the revised plans, the design is
potentially inconsistent with the Community Design Guidelines (CDG) outlined below:
3.1.A(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. It may help to show clear close-ups of areas that demonstrate articulation
and shadow.
3.1.A(7): Locate outdoor equipment, trash receptacles, storage, and loading areas in the
least conspicuous part of the site. Please also see CDG 3.1.C.1 (Consider neighboring
development) and 3.1.C.2.m (regarding location of loading facilities) and 6.1.F
(trash/recycling enclosures and service areas).These elements are located in more
conspicuous areas as viewed from the street; is there an opportunity to incorporate
additional landscaping for screening?
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
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of wall offsets, recessed windows and entries, awnings, full roofs with overhangs,
second floor setbacks, or covered arcades. Consideration of additional upper floor step-
backs would reduce the appearance of mass and scale.
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. Where EV charging stations are provided, provide Accessible charging stations in
accordance with CBC Table 11B-228.3.2.1, 11B-812. Accessible parking spaces and
accessible EV charging stations are separate regulations with separate requirements and
shall not be used as dual purpose. Accessible EV charging stations shall comply with
11B-812 including their own access aisle with identification/marking in accordance with
11B-812.7.2. Accessible parking spaces shall comply with 11B-502 and Accessible
electric vehicle charging stations shall comply with 11B-812.
If you have questions on the above items, please contact Tina Slusher 805-781-7157, or by e-mail:
tslusher@slocity.org
Transportation Department
11. 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.
Comment Remains: Continue to work with Jennifer Rice to move forward on the TIS.
If you have questions on the above items, please contact Jennifer Rice, 805-781-7058, or by e-mail:
jrice@slocity.org
Utilities
12. 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). Comment
remains. The calculated sewer generation rates provided exceed the capacity of the
existing 6” sewer from the project site to the intersection of Osos and Islay. Please
confirm that the calculations are correct for the existing and proposed sewer
generation rates at the new parking structure and hospital wing. Additional
improvements within the City’s collection system may be required to accommodate
these flows. Comment Remains – Please provide a memo explaining the calculated
water and sewer use and generation rates.
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13. Please clarify reference “per separate plan” on civil sheet C2.1 for water and sewer
connections. (Confirm the missing Civil Sheets were provided electronically
following the initial resubmittal).
If you have any questions on the above comments, please contact Cori Burnett at 805-781-7208, or
by e-mail at: cburnett@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