HomeMy WebLinkAboutItem 1 - ARCH-0161-2019 (1911 Johnson)_concepMeeting Date: September 16, 2019
Item Number:
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The project consists of a phased expansion of the French Hospital campus, including: 1) a four-level,
234-space, 91,500-square foot parking garage and future 6,400 square feet of laboratory and storage
uses, and roof-top helistop (Phase 1) and 2) an approximately 90,000-square-foot, four-story, medical
tower, including but not limited to, medical facilities and offices, 82 patient rooms, dining and kitchen
facilities, chapel, lobby, outdoor dining area, new generator yard, and new hospital entry and drop-
off plaza (Phase 2). The project includes reconfigured surface parking, additional bicycle spaces, a
realigned bike path and associated easement, tree removals, landscaping, and exterior lighting. In
addition to design review, the applicant is requesting a use permit to amend the French Hospital
Campus Master Plan to incorporate the proposed expansion and parking garage, and a variance to
allow a 68-foot tall medical patient tower (and associated elevator tower at 78 feet above average
natural grade) and 46-foot tall parking garage (and associated elevator tower up to 55 feet in height).
General Location: The approximately 18-acre French
Hospital campus is located at 1911 Johnson Avenue, and
extends generally from Johnson Avenue to the railroad
tracks. 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.
Present Use: French Hospital, Copeland Education
Pavilion, Pacific Medical Plaza, medical offices, bike
path, parking
Zoning: O-S (Office)
General Plan: Office
Surrounding Uses and Zoning:
East: Hospital campus, residential / O-S and R-2
West: Hospital campus, residential / O-S and R-3
North: Hospital campus, residential / O-S and R-3
South: Hospital campus, residential / O-S and R-2
FROM: Shawna Scott, Senior Planner
PROJECT ADDRESS: 1911 Johnson Avenue FILE NUMBERS: ARCH-0161-2019; USE-0500-2019;
VAR-0499-2019
APPLICANT: Dignity Health Corporation REPRESENTATIVE: Brian Starr, SDG Architects
Figure 1: Subject Property
ARCH-0161-2019; USE-0500-2019; VAR-0499-2019
1911 Johnson
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2.0 PROPOSED DESIGN
Architecture: Contemporary
Design details: Phased construction of parking structure (Phase 1) and hospital expansion (Phase 2),
helipad on top of proposed parking structure, open floors with partial walls to screen headlights
parking structure), relocated main hospital entry with circular driveway (arrival court and drop-off
area), pathway showing enhanced paving to connect the proposed parking garage to covered hospital
entry, outdoor areas including a ground level patio adjacent to dining area and covered garden patio
on second level of patient tower, glazed windows on the patient tower elevations, flat roof with
screened mechanical equipment, new generator yard to be screened with landscaping, landscaping
throughout reconstructed surface parking area and within/adjacent to buildings
Materials: Parking structure: Painted concrete, corrugated box metal siding, planter boxes
Hospital expansion: Stucco, metallic roof eaves and trim, corrugated metal panels, spandrel panels,
glazed windows with aluminum mullions
Colors: Creams, tans, gray, metallic effects
3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG) and applicable City Standards and 2) provide initial comments to staff and
the applicant. The project will return to the ARC for design review following completion of
environmental review at a date to be determined, with action to be taken by the Planning
Commission.
4.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required
Setback – Front/Street (Johnson)
Setback – Street (Iris)*
130 ft (min) (Chapel)
35 ft (min) (Patient Tower)
15 feet
23 feet
Setback – Side* 35 ft (min) (Patient Tower)
35 ft (min) (Parking Structure)
23 feet
23 feet
Maximum Height of Structures** 68 ft with 78-ft tall elevator
tower (Patient Tower)
46 ft with 55-ft tall elevator
tower (Parking Structure)
35 feet (standard)
Figure 2: Proposed Patient Tower Figure 3: Proposed Parking Structure
ARCH-0161-2019; USE-0500-2019; VAR-0499-2019
1911 Johnson
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Site Details Proposed Allowed/Required
Floor Area Ratio (FAR) 0.5 1.5
Max Building Coverage (footprint) 24 % 60 %
Required Parking Spaces 759 543
Environmental Document Initial Study to be prepared.
Edge conditions apply per Table 3-3: Edge Conditions Minimum Setbacks
Applicant is requesting height variance per Zoning Regulations Chapter 17.114: Variances
5.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS 1
Highlighted Sections Discussion Items
Chapter 2, General Design Principals
2.1.B. Site Design,
consider the context
2.1.F. Coordinate the
new with the old
The location of the project within an existing hospital campus provides a
context specific to this site, and the relative function and coordination among
the various medical and office buildings and facilities, which is recognized in
the site’s O-S zone. The proposed design unifies the campus aesthetic by using
consistent themes, colors, and materials found within the existing campus.
2.1.C. Site function
Overall, the project achieves compatibility with the existing building elements
within the hospital campus, including the location of the patient tower to be
constructed as an extension of the existing hospital building, and the parking
structure proximate to the proposed new entrance to the hospital, consistent
with the intended function of the campus as a whole.
Chapter 3, Section 3.1 – Commercial Project Design Guidelines
3.1.A. Overall design
objective for commercial
projects
While the CDG does not include specific design guidelines for hospitals or
parking structures, the commercial project design guidelines are applicable.
Relevant guidelines include: avoidance of “boxy” structures by articulating
building forms and elevations to create interesting rooflines, building shapes,
and patterns of shape and shadow; provision of landscaping to help screen
parking, equipment, and storage areas; provision of logical and safe access;
and locating outdoor equipment, trash receptacles, storage, and loading
areas in the least conspicuous part of the site. The ARC should discuss the
project’s consistency with these overall design objectives.
3.1.B.4. Form and mass
The proposed patient tower incorporates wall offsets, particularly on the east
and west elevations, including the proposed new entrance and third level
outdoor garden patio. The proposed parking structure shows some wall
articulation at the building corners, and additional offsets along the sides of
the structure; the floors would be open with panels in place to block vehicle
headlights. The ARC should discuss each structure’s form and mass in relation
to this guideline.
1 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
ARCH-0161-2019; USE-0500-2019; VAR-0499-2019
1911 Johnson
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Highlighted Sections Discussion Items
3.1.B.8. Entries
The proposed patient tower includes a new hospital entrance, which is
accessed by a circular driveway (for vehicles) and decorative paved walkways
for pedestrians accessing the entrance from the surface parking and
proposed parking structure). The design incorporates a covered entrance
supported by columns, large expanses of windows, and wall projections, all of
which call attention to the entrance.
3.1.B.9. Additions to
existing structures
The ARC should review the proposed project, with attention to scale,
proportion, massing, colors, materials, and detailing relative to the existing
hospital.
3.1.C.1. Site planning,
Consider neighboring
development.
The project site consists of an existing medical campus, which is generally
surrounded by residential development. The ARC should review the project
within the context of both the campus itself and surrounding uses.
3.1.C.5. Site planning,
screening
The ARC should review the project, including uses such as the parking
structure and generator yard, and identify if additional screening (landscaping
or structural) should be incorporated into the project to decrease potential
noise, visual, and privacy issues.
6.0 ACTION ALTERNATIVES
As the purview of the ARC’s review of this project is limited to conceptual review, and no action or
recommendation to the Planning Commission will be made at this time, no action alternatives are
identified.
7.0 ATTACHMENTS
7.1 Project Description and Project Plans