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Home My WebLink AboutARCH-0161-2019 02 ARC Response Letter_July 2020 July 17, 2020 Shawna Scott Associate Planner City of San Luis Obispo Community Development 919 Palm Street San Luis Obispo, CA 93401 RE: FHMC Proposed Patient Tower, Chapel and Parking Structure ARCH-0161- (1911 Johnson Avenue) Completeness Review #3 Response Dear Shawna, Below is an itemized response to your request for additional information. Planning Division – Community Development Department 1. Floor area Ratio is added to the Project Information on Sheet G001. 2. Notes added to Site plan A002 Legend for Item 9 – “Chapel Part of Separate ARC Submittal". Modified notes on sheet R-101 to label Chapel expansion as “future, under separate permit”. 3. Refer to sheet PA100 for Bicycle Parking Calculations. Long term bike parking is located in the Parking Deck lower level Storage room (see sheet PA101). Short term bike parking located near the front (West) entry of the new Tower (see sheet A002). See L103 for further information. 4. Generator noise for this site per the City Noise Ordinance: • Nighttime (10pm to 7am) noise level 55 dBA • Day time (7am – 10pm) noise level 60 dBA • Levels not to be exceeded more than 30 minutes in any hour July 24, 2019 ARCH-0161 (1911 Johnson Avenue) – Completeness Review #1 Response 2 Noise level of the two generators for this project at the residential property line is 67.7 dBA Hours of testing – Weekly for 30 minutes Generator under load. Monthly automatic transfer switch 30 minutes. Annually under certain conditions 1.5 Hours. Every three years Minimum 4 hours. Testing will be performed during daytime hours. We request a special exemption per Section 9.12.100 as the majority of the required testing periods the noise level will be under the 30-minute maximum in any hour. There are two periods of time - once a year and once every three years - where the testing will be longer than the 30 minutes. These testing periods can be scheduled in advance with plenty of time for notification of the surrounding residents. 5. The walls surrounding the generator and fuel tank yard will be constructed of 10-foot- high split face concrete block with varied colors in lieu of the originally proposed chain link. Refer to sheet A006. 6. Elastomeric finish is a coating over stucco that can cover hairline cracks, dramatically improving a building’s appearance. High elongation properties help the coating remain intact over hairline cracks caused by thermal changes in the substrate and offer excellent hiding properties. Some elastomeric coatings resist wind-driven rain and absorption of water in direct contact with vertical surfaces. They also offer superior UV resistance and deter growth of mold and mildew. 7. Window detail added on Sheet A320 middle image bottom row. The window frame is aluminum. 1’’ to 5” at the short end 5” to 10”at the long end 8. We had a meeting with the City arborist on 3/2/20 to review tree trimming and removal/replacement options. We are currently working with the arborist who will be doing the trimming/removals and the biologist to identify the options for specific trees and will coordinate with the City arborist once this is complete. 9. From ARC conceptual review: July 24, 2019 ARCH-0161 (1911 Johnson Avenue) – Completeness Review #1 Response 3 a) Due to program requirements and cost considerations the patient rooms need to stack. The exterior planes have been revised with extrusions outward of 4” inches and changes of color, pattern and material to highlight the articulation. Colors have been modified with deeper tones. To facilitate the program, we developed a simple and efficient floor plan. Because of the repetition of spaces vertically careful consideration was given to the placement of the utilities for a both for service and future maintenance. Likewise, we developed a simple and straightforward structural system that facilitates the program. Additional landscaping has been incorporated in front of the loading dock (refer to A005 note 10) and around the Generator Yard (refer to A006). b) Refer to attached Tree Removal Plan by Oasis Assoc. c) The green wall was a suggestion to reduce the visual impact of the original taller (4 story) parking structure. The revised design now shows a single level parking deck over the existing surface parking and is set back more from the south and west slopes. Trees and landscaping proposed around the perimeter of the site will provide screening. We believe the revised design addresses the concerns for visual impact. d) All fixtures will be Night Sky compliant with cutoffs to limit illumination to French Hospital property. A photometric plan will be included as part of the building permit submittal. The helistop will have red and green beacons which will be turned on/off by the pilots for the duration of the landing and takeoff. The beacons are intended to show the location of the helipad and are designed to be visible from above by the pilots (not downward into the neighborhood). e) Refer to response to 9c. The parking deck will have a 42” tall solid concrete guardrail around the perimeter which will block headlights (see sheet PA300). Added site section B on PA311 through the Parking Deck ramp to show the tree grouping between the Deck and Breck street homes. The deck will have a swirl texture finish which is non-slip and will also offer noise reduction for tires. f) We have revised the west stair tower to extend upward and beyond a lowered roof line at the west elevation. This lowered roof line is ‘accepted’ into the stair July 24, 2019 ARCH-0161 (1911 Johnson Avenue) – Completeness Review #1 Response 4 tower instead of ‘floating’ above it. This clarification is shown on the rendering on sheet A320. Also see the before and after set of renderings attached. Building and Safety Division – Community Development Department 10. Accessible EV spaces are provided on the ground level of the parking structure per CBC table 11B-228.3.2.1 (1 van EV and 1 standard EV required for 10 proposed EV spaces). Van accessible EV: space 143. Standard accessible EV: 86. An additional 25 spaces will be EV capable and in the event these are added, an ambulatory EV space #142 has been provided as well (1 van EV, 1 standard EV and 1 ambulatory EV for 35 proposed EV spaces). 11. Traffic study proposal approved/released by Dignity on 6/15/20. Utilities Department 12. Refer to attached Sewer and Water Generation letter from Ashley & Vance. 13. Tower civil plans were submitted electronically. Civil plans for Parking Deck, Tower and driveway modifications have been included in the resubmittal. Let us know if you have any further questions about this project. Sincerely, Studio Design Group Architects, Inc. Cuningham Group Architecture, Inc. Enclosures -Revised plans -Rendering comparison packet -Long Term Tree replacement letter -Sewer & Water generation letter