HomeMy WebLinkAboutA 140-11 findings & conditionsCITY OF SAN LUIS OBISPO
Administrative Hearing Agenda Report ITEM # 1
FROM: Pam Ricci, Senior Planner MEETING DATE: March 15, 2013
FILE NUMBER: A 140-11
PROJECT ADDRESS: 1911 Johnson Avenue
SITUATION: 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 has taken another look
at its future facility needs and their locations. The current 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.
EVALUATION:
The revisions to the master plan are being reviewed through an administrative use
permit by the Hearing Officer. 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.
RECOMMENDATION: Approve the use permit which approves a revised master plan
for the development of the French Hospital campus, based on the following findings and
subject to the following conditions:
SITE
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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:
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
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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 requir e 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.
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-year 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
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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 to 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,
8. The applicant shall consider as part of the trip reduction program more
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.
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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 mph and cessation of grading
activities during periods of winds over 25 mph. 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 mph 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,
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 stormwater 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) floodzone as shown on the Flood Insurance Rate Map
FIRM). This area is not considered to be a Special Flood Hazard Areas (SFHA).
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 Resource Manager. A
permit application and repair plan shall be included with or submitted
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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 Waterway 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 stormwater
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 stormwater. 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.B for Storm Water Quality
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 stormwater
treatment program. An Operations and Maintenance Manual shall be developed
for the existing and proposed facilities. A Private Stormwater Conveyance
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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 wate r 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 stormwater. 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 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 and 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
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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
UPRR right-of-way. The easement agreement shall be approved to the
satisfaction of Community Development Director, Public Works Director, Natural
Resource 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.
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 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
resources, fire hazards, and transient activity.
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Action:
Approve
Approve as modified
Deny
Continue to: _______________ to allow _________________________________
Continue indefinitely to allow: __________________________________________
Hearing Officer