HomeMy WebLinkAbout06/06/1989, 3 - GENERAL PLAN AMENDMENT AND REZONING GP/R 1312, CONSIDERATION OF AMENDING THE LAND USE ELEMENT MAP O IORIGINAL AGENDA REPOFROM 5/16/89 COUNCIL MEETING. Meeting Date:
IIS � WII��III�� I� city of san buss omspo Item Nog
COUNCIL AGENDA REPORT PA
FROM Michael Multari, Community Development Director; By: D fid Moran Assistant
Planner
SUBJECT: General Plan Amendment and Rezoning GP/R 1312, consideration of amending
the Land Use Element map of the general plan and zoning map from Medium
Density Residential with special considerations (R-2-S) to Office/Planned
Development (O-PD) for a 5.5 acre portion of a 6.2 acre site adjacent to
the French Hospital.
CAO RECOMMENDATION
The City Council should concur with negative declaration on environmental impact and
approve of the general plan amendment, PD rezoning and preliminary development plan.
INTRODUCTION
Summit Health Corporation, owner of French Hospital, wants to build a 39,000 square foot
medical building on a 5.5 acre portion of the hospital property to accommodate expanded
psychiatric and chemical abuse treatment facilities. For this reason, they are asking the
City to amend the Land Use Element map from medium density residential to office, and to
rezone the site from R-2-S to O-PD. A 1.5 acre portion along the northerly boundary of
the site would remain as Medium Density Residential and R-2-S zoning (refer to diagram,
attached).
The current designation, Medium Density Residential, and R-2-S zoning allows dwellings
and, with use permit approval, schools and churches. The site could support as many as
75, two-bedroom dwellings. The O zone generally supports a variety of offices, business
services and financial institutions. Although. none are being requested, the PD overlay
would allow exceptions to design standards such as building height and setbacks, and
could be used to restrict allowed uses.
At its April 26, 1989 meeting, the Planning Commission voted 5-2 to recommend that the
City Council approve the project. The Planning Commission also recommended that the
precise plan, which is normally reviewed and approved by the Director, return to the
Commission and City Council for final approval.
SIGNIFICANT IMPACTS
The initial study for this project identified a number of potential impacts relating to
traffic, noise and the preservation of significant trees and open space. The project has
been conditioned and the description has been modified to incorporate mitigation measures
which are expected to reduce these impacts to acceptable levels.
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the general plan amendment and PD rezoning are not approved, the site could be
developed at medium density residential densities (approximately 75 dwellings). In
addition, the opportunity to fulfill one of the goals of the general plan, namely to
accommodate the expansion of hospital facilities on sites adjacent to existing
facilities, would be diminished.
��ii�i �INIII�I � Ip city of san Luis osispo
COUNCIL AGENDA REPORT'
GP/R 1312
Page 2
Address: 1825 Johnson Avenue
Applicant: Summit Health LTD
Representative: T. Keith Gurnee
Present Zoning: R-2-S
Present General Plan: Medium Density Residential
Environmental Status: The Community Development Director issued a negative declaration on
environmental impact, with mitigation included, on March 8, 1989.
Site Description
The site consists of two vacant lots of record and a portion of an abandoned right-of-way
(Ruth Street). The flat, buildable area of the site is bordered by two heavily vegetated
ravines which help to provide drainage for the French Hospital and surrounding
neighborhood. The northerly portion of the site includes a stand of mature eucalyptus
trees with a single family residence beyond. The site is bounded by the French Hospital
parking lot on the east, the railroad tracks on the west and a vacant R-2-S lot to the
south.
Planning Commission Review
1. Prior Review and Project Description -- This request was first considered by the
Planning Commission in August and September of 1987. At that time, the city had
received two general plan amendment/PD rezoning requests on adjacent parcels next to )
the French Hospital. One was a request by the Summit Health Corporation for a 44,000 -
square foot medical office building and the other involved an 8000 square foot
medical office building on the vacant 0.98 acre parcel at the easterly terminus of
the Ruth Street cul-de-sac (refer to reduction of previous plan, attached). Because
the general plan amendment/PD rezoning requests both involved the conversion of
residential land use to office and had the same representative, the two applications
were processed concurrently. (It should be noted that the request on the 0.98 acre
parcel has been withdrawn.)
The key question raised during the previous review was:
Given the current (at that time) amount of medical office space in the city, the
shortfall in affordable housing near the downtown and the speculative nature of the
proposed tenants for the two new buildings, is there sufficient demand for medical
office space which justifies the conversion of this land from residential to office
use?
The Planning Commission felt that the answer to this question would depend to a large
degree on a more detailed description of the proposed tenants for the two buildings.
In particular, the Commission wanted to be reassured that a close functional
relationship would exist between the tenants of the new buildings and the French
Hospital. The concern seemed to be that, if this relationship was not established,
the construction of several thousand square feet of speculative office space would
likely attract medical office tenants from elsewhere in the city. Review of the i
project was continued pending the submittal of a more detailed description of the i
tenant occupancy and expected supply and demand for each.
CP
'1111111IIIpIIM,111 city of san Luis oBispo
Mi;% COUNCIL AGENDA REPORT
J GP/R 1312
Page 3
2. Revised Project -- Several significant changes were made in the preliminary
development plan to address these concerns. Specifically, the plan approved by the
Planning Commission on April 26, 1989 is characterized by the following:
-- The proposed building is now 39,000 square feet, versus 44,000 square feet under
the previous plan and is two stories (max. height 35 feet).
-- The proposed tenancy is no longer medical offices for lease. Instead, the French
Hospital wants to relocate and expand their facilities for the treatment of
behavioral and chemical abuse problems which are currently housed in the
hospital proper. To that end, the floor area of the proposed building would be
divided as follows:
Tenant Floor Area Description
Summit Place 15,000 sq. ft. Includes 40 beds devoted to the
treatment of substance abuse problems.
Limited services (18 beds) now offered
at existing French Hospital.
Central Coast
Psychiatric Center 10,000 sq. ft. Includes 20 beds for the treatment of
chronic behavioral disorders'; limited
services (15 beds) now provided at
French Hospital.
Support Staff Offices 6,000 sq. ft. Professional and paraprofessional
support for services outlined above.
French Hospital Doctors
Offices/Business
Offices 8,000 sq. ft. Offices for staff doctors at the
hospital as well as business offices for
the hospital and uses outlined above.
' NOTE: No patients which require locked treatment facilities will be admitted.
-- The space vacated by these uses would be used for additional hospital beds. The
hospital currently has 117 beds and is licensed for 138, which includes 18 for
chemical abuse treatment and 15 for the treatment of behavioral disorders.
-- The site plan is slightly revised so that the proposed building observes a
minimum 20 foot setback from the top of bank adjacent to the railroad tracks and
the southerly drainage ravine.
I
-- Parking would be provided for 214 vehicles (roughly 1 space/182 square feet of
building area)..
To mitigate potential traffic impacts on surrounding residential streets, access
would be provided exclusively through the adjacent French Hospital parking lot
to Johnson Avenue
,1111111111F,1 1 city of San iuis OBISPO
COUNCIL AGENDA REPORT
GP/R 1312
Page 4
During Planning Commission review of the revised plan, a number of issues arose.
Among them were:
' Alternative Procedural Strategies -- There was a concern on the part of the
Commission that not enough information was being provided through the PD
rezoning and preliminary development plan process to make an informed land use
decision. For this reason, alternative procedural strategies were discussed,
including the possibility of rezoning the site to O-S, which would require
subsequent use permit review, as well as the possibility of utilizing the
specific plan process for this site. The Commission concurred with the planned
development approach because it offered the best opportunity to condition the
rezoning of the site to prohibit non-hospital related uses.
' Helicopter Landing Facilities -- In that the landing pad at the site could be
removed with construction of the project, the Commission was concerned that the
elimination of this service could impair emergency response in the event of an
accident at Diablo Canyon Nuclear Power Plant. The Commission placed a condition
on the PD rezoning (Condition No. 18) which requires the applicant to
investigate the feasibility of retaining this service on the site or in the
vicinity. The initial study discusses this issue further.
' Additional Water Use Mitigation Measures -- The Commission was concerned that,
given the size of the project and the current water situation facing the city,
there should be additional water use mitigation measures beyond those required
by the municipal code and building code. The initial study was revised to
address this issue and Condition No. 17 was added.
Changes To Conditions -- Based on a desire to prohibit non-hospital related uses
on the site, and to be more specific about the open space dedication
requirement, conditions 3, 4 and 5 were amended.
' Impact On Housing Opportunities — In that approval of the project would result
in a loss of housing potential for the city, the Commission requested
quantification of this impact which is presented in Part 1 of the Evaluation,
Section B.
Evaluation
1. Factors Which Tend To Support The Change In Land Use
A. Proposed Tenant Occupancy -- As outlined above, prior review of the project
focused on the issue of the demand for the office space and services proposed
for the new building. The revised plan attempts to answer the supply and demand
question by using the new building to house expanded behavioral and substance
abuse treatment facilities which are currently provided to a limited extent by
the French Hospital. An informal survey of the hospitals in the county reveals
that French Hospital is the only provider of in-patient chemical abuse care,
which would occupy the largest amount of floor space in the proposed building.
At present, neither Sierra Vista Hospital nor County General have plans to
provide this service. The Central Coast Psychiatric Center, which would occupy
roughly 1/3 of the new building would continue to provide specialized treat't Ir
pl city of san Luis oBispo
COUNCIL AGENDA REPORT
GP/R 1312
Page 5
for behavioral disorders which are chronic, such as eating disorders, rather
than acute. Acute care psychiatric services will continue to be provided by the
County General Hospital.Because of the specialized facilities needed to
effectively treat these particular afflictions, it is infeasible to expand
existing facilities in the hospital to accommodate the increased demand for
these services.
Thus, the proposed tenant occupancy of the building is not speculative, nor will
it cause the displacement of existing services in the community. Traditional
medical/surgical services would continue to be provided in the hospital,
including specialized cardiac care treatment and emergency services. In addition
to the uses outlined above, the applicant would also like the flexibility of
allowing the following types of uses for the new building:
Additional hospital rooms Administrative offices for Summit Health and
French Hospital
A birthing center Physical rehabilitation services
Medical research Special diagnostic services
Some of the uses outlined above are outpatient oriented and could be more
parking intensive than the other uses proposed (see below). The conditions of
approval recommended by staff would make these uses subject to the issuance of a
Planning Commission use permit. Several Planning Commissioners were concerned
with the possibility of the proposed office space in the new building being used
by private practitioners. For this reason, the conditions are worded (See
Condition No. 3) to prohibit the conduct of business which is not directly
associated with the hospital.
B. General Plan Consistency -- The Land Use element says that the expansion of
specialized land uses outside the downtown business district should occur near
existing specialized centers such as hospitals. It also says that requests to
convert residential land to non-residential uses must be considered carefully to
insure that the new use can be accommodated in the most compatible fashion,
given the constraints of the particular site. Stated another way, the general
plan says that the Commission should weigh the need for expanded hospital
facilities and the limited opportunities for such expansion near existing
facilities against the need to preserve the site for residential use.
A survey of lands adjacent to the three existing medical complexes in the city
reveals very limited opportunities for expansion at Sierra Vista Hospital and
French Hospital (if this request is not approved). The County Hospital does have
several acres of vacant land adjacent to it which could be made available
through rezoning and general plan amendments. However, the conversion of this
residential land for hospital use would entail the same land use conversion
issues as the subject project.
The Planning Commission was also concerned with the loss of potential housing
which would result from approval of this request. Below is an estimate of
remaining residential housing development potential within the city. The totals
are broken down in terms of "infill", meaning development on vacant land, and
"intensification", meaning further development of underutilized lots.
city of san suis oBispo C
AWRiGe COUNCIL AGENDA REPORT
GP/R 1312
Page 6
Zone Existing Infill Intensification TOTAL
R-1 8,700 830 0 830
R-2 400 170 570
R-3 8,700 0 70 70
R-4 120 60 180
TOTALS 17,400 1,350 300 1,650
The project site could support as many as 75 dwellings, which would constitute
approximately 19% of the vacant R-2 potential or 13% of total R-2 potential. In
terms of total multifamily potential within the city, the 75 units would
constitute approximately 4%. In addition, the five residential expansion areas
identified in the Draft Land Use Element (Dalidio, Irish Hills, Maino/Madonna,
Margarita, Orcutt Road) as well as areas within the existing city limits (ie,
Edna Islay, other infill areas) are expected to provide approximately 6000
dwellings. The capacity of the subject site, 75 units, represents 1.250 of this
total.
C. Environmental Impacts -- The initial study prepared for this project
suggests that a medical building could be accommodated on the site in a manner
which helps mitigate potential noise and vibration impacts better than
dwellings. This is due in a large part to the fact that dwellings must provide
exterior usable yard areas which are sheltered from the noise and vibration
generated by the railroad. No such exterior noise requirement pertains to
medical buildings; the windows facing the tracks could be large, fixed panes
with ventilation provided through a central system.
A traffic study was performed for the project which indicates the potential for
significant traffic impacts resulting from the development of this site with
either residential or office/hospital use. Mitigation measures have been
incorporated into the project and made conditions of approval (No. 20) which are
expected to reduce the potential impacts to an acceptable level. Traffic levels
are expected to be substantially less with a residential development (refer to
initial study, Section D. Transportation).
The initial study also suggests that water consumption could be significantly
less than if the site were developed with dwellings, although actual consumption
would be a function of the number of patients being treated at a given time
which would fluctuate throughout the year. The initial study quantifies the
potential water savings from requirements currently employed by the city on all
new construction.
D. Site Planning/Neighborhood Compatibility -- The site is well suited for
office use, so long as traffic is prevented from using the adjacent residential j
streets and the building incorporates noise and vibration mitigation as
indicated in the initial study. The topography of the site and tree-lined
ravines form a natural boundary around the site which helps to effectively
isolate and screen the proposed parking lot which will be located between the
hosvital oarking
��� ililllll�ppa��� city of san Luis oBispo
Mm COUNCIL AGENDA DEPORT
GP/R. 1312
Page 7
The proposed site plan with the building next to the railroad tracks and the
parking on the interior maximizes views to the west and afternoon solar
exposure. It does make the building more prominent on the site as viewed from a
distance to the west. The height of the building (35 feet, max.) will be no
taller than dwellings which could occupy the site; views of the site from the
immediate neighborhood to the west are limited due to the height and mass of the
surrounding buildings.
2. Factors Which Tend To Support The Existing (Residential) Land Use
A. General Plan Consistency — The Housing Element favors the minimization of
the conversion of residential uses to non-residential uses. While the
opportunity exists for residential development in the city planning area over
the next several years, it should be noted that much of this growth would carry
with it substantial infrastructure improvement costs whereas the subject
property is surrounded by developed residential neighborhoods and would not
require the extension of services to a new area.
B. Site Planning/Neighborhood Compatibility — The site is well suited for
residential development affording such amenities as the adjacent wooded areas
and views of the hills to the northwest. However, there is the possibility of
significant noise and vibration impacts due to the proximity of the railroad.
Development of the site with dwellings would continue the residential character
established along Iris Street and Breck Street. (It should be noted that the 1.5
acre portion which will retain the. R-2-S designation will be subdivided from the
parent parcel along the proposed zoning district boundary. Staff feels the
proposed district boundary, which coincides with the heavily wooded drainage
ravine, will leave areas suitable for small scale multiple family development.)
C. Environmental Impacts — The initial study indicates that development of the
site with residences would present certain problems meeting the exterior and
interior noise standards. However, they would not be insurmountable. The traffic
study indicates that development of the site with multi-family dwellings would
generate significantly fewer vehicle trips. Cumulative traffic generation under
a residential scenario is estimated to be approximately 78% less than if the
site were developed with a hospital/office, although it could impact
neighborhood residential streets if access were not maintained through the
French Hospital parking lot to the signalized intersection of Lizzie Street and
Johnson Avenue.
3. Open Space and Pedestrian Access
The park-like setting of the site and the design of the proposed development offers a
unique opportunity to preserve usable open space and pedestrian access for the use of
convalescing patients and the neighborhood alike. At present, the site is
criss-crossed with numerous well worn foot paths which connect Breck Street with Iris
Street and which provide a pedestrian connection between the Johnson Avenue
neighborhoods and the commercial activities on the west side of the railroad tracks.
To insure protection of the heavily vegetated ravines as well as preservation of the
pedestrian connections across the site, dedication of a permanent open space and
pedestrian access easement over these areas has been required as a mitigation measure
and as a condition of the PD rezoning. The open space and pedestrian access easement
approved by the Planning Commission is shown on the attached exhibit and includes a
portion of the site which will r R-2-S
�,►� �Iul�i �il � city of San LUIS OBISPO
COUNCIL AGENDA REPOF"
GP/R 1312
Page 8
prohibit development on the most sensitive portion of the site while allowing some
development potential to remain.
The Planning Commission approved the plan subject to a requirement that public access
shall include at a minimum:
-- a link between Ruth Street and Breck Street.
-- a link between Johnson Avenue and the open space areas separate from the parking
lot.
-- resting places/benches.
-- a link between the open space on the project site and the train station via the
railroad right-of-way.
ALTERNATIVES
1. The Council map approve the general plan amendment and planned development rezoning
by adopting Draft Resolution No. I and Draft Ordinance No.l.
2. The Council may adopt the general plan amendment only by adopting Draft Resolution
No. I and Draft Resolution No. 3 denying the rezoning.
3. The Council may consider alternative rezoning such as O-S. If the Council wishes to
pursue this alternative, staff recommends the item be continued to allow preparation
of an appropriate ordinance.
4. If the council cannot make the required findings to approve, the council must adopt
Draft Resolutions 2 and 3 denying the request.
CITIZEN PARTICIPATION
Two citizens from the neighborhood spoke at the hearings of April 12 and April 26 in
favor of the project.
RECOMMENDATION
Adopt Draft Resolution No. 1 and Draft Ordinance No. 1 to concur with the negative
declaration on environmental impact and approving the general plan amendment and planned
development rezoning.
Attachments: Draft Ordinance No. I and Draft Resolutions No.'s 1, 2 and 3
Vicinity map
Open space dedication and site plan reductions
Initial study
Minutes from September, 1987 Planning Commission meeting
Draft Planning Commission minutes from April 12, 1989 meeting will be
available at the meeting ® °
Developer's statement
Enclosed: Plans IJ p
1
Draft: Ordinance No. i
ORDINANCE NO. (1989 SERIES)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO APPROVING GP/R 1312, AMENDING THE OFFICIAL ZONE
MAP OF THE CITY TO REZONE APPROXIMATELY 5.5
ACRES AT 1825 JOHNSON AVENUE FROM R-2-S TO O-PD
WHEREAS, the Planning Commission and the City Council have held hearings to consider
appropriate zoning on the subject property in accordance with Section 65800 et. seq. of
the Government Code; and
WHEREAS, the project will not have a significant adverse impact on the environment
and has been granted a negative declaration subject to the mitigation measures listed in
initial study No. ER 10-87 which is hereby incorporated by reference; and
WHEREAS, the proposed rezoning and preliminary development plan will not be
detrimental to the health safety and welfare of persons living or working in the area or
at the site; and
WHEREAS, the proposed rezoning and preliminary development plan are consistent with
the general plan; and
WHEREAS, the proposed project is appropriate at the proposed location and will be
compatible with surrounding land uses.
WHEREAS, features of the proposed rezoning and preliminary development plan design
achieve the intent of conventional standards for privacy, parking and neighborhood
compatibility as well or better than the standards themselves.
WHEREAS, the proposed preliminary development plan transfers allowable development
within the site from areas of greater environmental sensitivity or hazard to areas of
less sensitivity or hazard.
NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. That the ares sown on the map attached hereto marked Exhibit "A" and
included herein by reference, be reclassified from R-2-S to O-PD.
�- 9
Ordinance No. (1989 Series)
Page 2
SECTION 2. After review and consideration, the determination of the Community
Development Director to approve a negative declaration is hereby affirmed.
SECTION 3. That the approval of the Planned Development Rezoning and preliminary
development plan shall be subject to the following conditions:
1. The applicant shall file a precise development plan for city approval within six
months of preliminary plan approval. The Preliminary Development Plan approval shall
expire if a precise development plan is not filed and approved.
2. Project shall be built, maintained and operated in strict conformance with approved
precise development plans.
3. Uses for the project shall be limited as follows:
Use Max. Floor Area Description
Summit Place 15,000 sq. ft. Maximum of 40 beds devoted to the
treatment of chemical abuse problems.
Central Coast
Psychiatric Center 10,000 sq. ft. Maximum 20 beds for the treatment of
chronic behavioral disorders.
Support Staff Offices 6,000 sq. ft. Professional and paraprofessional
support for services outlined above.
None of the office space may be used for
the conduct of business which is not
directly associated and affiliated with
French Hospital, Summit Place or the
Central Coast Psychiatric Center.
French Hospital
Doctors Offices,
Business Offices 8,000 sq. ft. Offices to be used exclusively by
doctors who are on the staff or the
hospital, as «ell as business offi;.es
for the hospital and uses outlined
above. None of the office space may be
used for any enterprise which is not
directly associated and affiliated with
French Hospital, Summit Place or the
Central Coast Psychiatric Center.
1
Ordinance No. (1989 Series)
Page 3
4. A permanent open space and pedestrian access easement, shall be dedicated to the city
for the areas generally shown on Exhibit "B", and subject to the approval of the
Community Development Director and City Attorney. The open space and access casements
shall run with the land and provide the following limitations on land use or
alterations:
a. No structures or solid fencing shall be placed on or within said premises.
b. No advertising of any kind shall be located within said premises.
C. The general topography of the area shall be preserved substantially in its
existing condition. No grading shall be allowed except as permitted by the
Community Development Director.
d. No removal of vegetation except for fire protection or other hazards or
elimination of diseased growth as approved by the Community Development
Director.
C. The open space easement shall include the areas of the site shown generally on
the attached exhibit.
5. Pedestrian access trails and parking amenities shall be provided for the open space
areas to the approval of the Planning Commission and City Council. Public access
shall include at least:
-- a link between Ruth Street and Beck Street.
-- a link between Johnson Avenue and the open space areas separate from the
parking lot.
-- resting places/benches.
-- a link to the railroad right-of-way so that people can get to the train
station and Railroad Square.
6. The building shall maintain a minimum 20 foot setback from the physical top of bank
adjacent to the railroad right-of-way.
7. On site and off site fire hydrants shall be provided to the satisfaction of the City
Fire Department.
S. Site grading and drainage shall be to the satisfaction of the City Engineer and
Community Development Departments.
9. Water acreage fees shall be paid prior to issuance of any building permits for the
property.
10. Project shall have a Johnson Avenue address as determined by the Community
Development Department.
11. Fire access drives or lanes shall be red curbed and signed as required by the Fire
Department. J_//
l�
Ordinance No. (1989 Scrics)
Page 4
12. Trash enclosures shall be located as approved by the Community Development Director.
Trash enclosures shall be located within a reasonable distance of the building.
1.3. Final development plans shall show all existing and proposed utilities, including
existing facilities to be relocated.
14. Building design, landscaping and signage shall be as approved by the Architectural
Review Commission.
15. The applicant shall improve the project's entire. Breck Street and Fairview Street
frontages, to the approval of the Community Development Director and City Engineer.
The installation of these improvements may be deferred by the City Council.
I6. A 6 foot masonry wall shall be constructed along the project's southerly boundary
which adjoins the I acre property fronting on the Iris Street cul-de-sac to the
approval of the Architectural Review Commission.
17. At a minimum, the project shall incorporate the following water consumption.
mitigation measures:
-- 1.5 gallon toilets
-- low-Clow fixtures
-- drought tolerant landscaping
- pressurized hot water circulation
18. The applicant shall investigate the feasibility of retaining facilities for
helicopter landing at the site or in the vicinity and shall submit written
documentation this effort to them Planning Commission and City Council.
19. The precise development plan shall be submitted for review .and approval of the
Planning Commission and City Council.
M. Potential traffic impacts shall be mitigated by the following:
A. Participation toward the cost of signalizing the Ella Street/Johnson Avenue
intersection as follows:
580,000 X 0.25 = $20,000•
Represents 1/4 of total signalizing cost
B. Provision of left-turn pockets on Johnson Avenue at Ella Street.
C. Re-striping of east-bound Ella Street at Johnson Avenue to allow two lanes
east-bound and one lane west-bound. --�
D. Re-striping of the main (Lizzie Street) access driveway to allow for two exit
lanes.
J-��
C
Ordinance No. (1989 Series)
Page 5
F. Narrowing of the planter area near the northeast corner of the hospital building
so it does not intrude into the medical building accessway. (refer to attached
diagram)
G. Striping of a centerline in the accessway from Johnson Avenue to the vicinity of
the south property line of the French Hospital.
H. Provision of traffic signal sensors (loop detectors) to be located in the Lizzie
Street exit from the French Hospital site and timing of the signal to ensure a
safe level of service of the intersection and parking lot aisles.
21. The interior of the building shall satisfy the noise standards contained in the
general plan (45 Ldn).
22. Trees shall be planted on the embankment adjacent to railroad tracks to the approval
of the Community Development Director and Architectural Review Commission.
Code Requirements
1. The building shall be provided with an approved automatic fire sprinkler system to
the approval of the City Fire Department.
2. Sanitary sewer service shall be provided to the satisfaction of the City Engineer and
Utilities Engineer.
SECTION 4. A synopsis of this ordinance, approved by the Citv Attorney, together
with the ayes and noes, shall be published once in full, at least three (3) days prior to
its final passage, in the Telegram-Tribune, a newspaper published and circulated in said
city, and the same shall go into effect at the expiration of thirty (30) days after its
said final passage. A copy of the full text of this ordinance shall be on file in the
office of the City Clerk on and after the date following introduction and passage to
print and shall be available to any interested member of the public.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSEN::
the foregoing ordinance was passed and adopted this _ day of ,
1989.
Ordinance No. (1989 Series)
Pager
Mayor
ATTEST:
City Clerk
APPROVED:
City Ad inistrative Officer
City Attor ,
Community Development Director
1
(SYNOPSIS)
ORDINANCE NO. (1989 SERIES)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL ZONE MAP FROM R-2-S TO O-PD
FOR A 5.5 ACRE PORTION OF A PARCEL AT 1825 JOHNSON AVENUE
On May 16, 1989, the San Luis Obispo City Council voted, to introduce Ordinance No.
(1989 Series), which amended the official zone map from R-2-S to O-PD for a 5.5 acre
portion of a parcel at 1825 Johnson Avenue. Primary provisions of the ordinance are as
follows:
1. Construction of a 39,000 square foot building to be used for the treatment of
chemical abuse and psychiatric disorders.
2. Dedication of a permanent open space and pedestrian access easement over the
heavily wooded portions of the site.
3. Provision of parking for 214 vehicles.
The council must vote again to approve the ordinance before it can take effect. That
action is tentatively scheduled for June 6, 1989, at a regular City Council meeting to
begin at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Strcct.
Copies of the complete ordinance are available in the City Clerk's office at City
Hall. 990 Palm Street. For more information, contact the Community Development
Department at 549-7170.
Pamela Voges, City Clerk
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Draft Resolution No. 1
RESOLUTION NO. (1989 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO APPROVING GP/R 1312, AMENDING THE LAND USE ELEMENT MAP
OF THE CITY OF SAN LUIS OBISPO FROM MEDIUM
DENSITY RESIDENTIAL TO OFFICE FOR A 5.5
ACRE SITE AT 1825 JOHNSON AVENUE
WHEREAS, the Planning Commission and the City Council have held hearings to consider
appropriate land use designation on the subject property in accordance with Section 65800
et. seq. of the Government Code; and
WHEREAS, the general plan amendment will not have a significant adverse impact on the
environment and has been granted a negative declaration subject to the mitigation
measures listed in initial study No. ER 10-87 which is hereby incorporated by reference;
and
WHEREAS, the proposed general plan amendment will not be detrimental to the health
safety and welfare of persons living or working in the area or at the site; and
WHEREAS, the proposed general plan amendment is consistent with the general plan; and
WHEREAS, the proposed land use designation is appropriate at the proposed location
and will be compatible with surrounding land uses.
NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. That the area shown on the map attached hereto marked Exhibit "A" and
included herein by reference, be reclassified from medium density residential to office.
r,
Resolution No. (1989 series)
Page 2
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this _ day of ,
1989.
Mayor
ATTEST:
City Clerk
APPROVED:
City A ministrative Officer
City Attorn
Community(development Director
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EXHIBIT A
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RESOLUTION NO. (1989 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING GENERAL PLAN AMENDMENT GP/R 1312,
A REQUEST TO AMEND THE LAND USE
ELEMENT MAP FROM MEDIUM DENSITY RESIDENTIAL TO OFFICE
AT 1825 JOHNSON AVENUE
WHEREAS, the applicant requested a general plan amendment to allow the construction
of a 39,000 square foot addition to a hospital at the above address; and
WHEREAS, the Planning Commission reviewed the request at its April 26, 1989 meeting
and forwarded the request to the City Council with a recommendation for approval; and
WHEREAS, on May 16, 1989, the City Council conducted a duly noticed public hearing
to consider the testimony of the applicant and other interested parties;
NOW, THEREFORE, the council of the City of San Luis Obispo takes an action to deny
general plan amendment GP/R 1312 to allow construction of a 39,000 square foot hospital
�- addition based on the following findings:
1. The proposed general plan amendment may adversely affect the health, safety and
welfare of persons working on the site or residing in the vicinity.
The proposed land use designation is not appropriate at the proposed location and
will not be compatible with surrounding land uses.
3. The proposed land use designation is not consistent with the intent, purpose and
policies of the general plan.
Resolution No. (1989 series)
Page 2
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this _ day of
1989.
Mayor
ATTEST:
City Clerk
APPROVED:
City Ad inistrative Officer
City Attorn \7//
V . v
Community DC .cloyment Director
r-
Draft Resolution No. 3
RESOLUTION NO. (1989 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING PLANNED DEVELOPMENT REZONING GP/R 1312,
A REQUEST TO AMEND THE OFFICIAL
ZONING MAP FROM R-2-S TO O-PD FOR A 5.5 ACRE SITE
AT 1825 JOHNSON AVENUE
WHEREAS, the applicant requested a planned development rezoning to allow the
construction of a 39,000 square foot addition to a hospital at the above address; and
WHEREAS, the Planning Commission reviewed the request at its April 26, 1989 meeting
and forwarded the request to the City Council with a recommendation for approval; and
WHEREAS, on May 16, 1989, the City Council conducted a duly noticed public hearing
to consider the testimony of the applicant and other interested parties;
NOW, THEREFORE, the council of the City of San Luis Obispo takes an action to deny
planned development rezoning GP/R 1312 to allow construction of a 39;000 square foot
hospital addition based on the following findings:
1. The proposed rezoning may adversely affect the health, safety and welfare of persons
working on the site or residing in the vicinity.
2. The proposed zoning is not appropriate at the proposed location and will not be
compatible with surrounding land uses.
3. The proposed zoning is not consistent with the intent, purpose and policies of the
general plan.
Resolution No. (1989 series)
Page 2
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this _ day of ,
1989.
Mayor
ATTEST:.
City Clerk
APPROVED:
City A ministrative Officer
City Attorn
Community De�elopment Director
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VICINITY TM AP GP/R 1312
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City of San tuiS OBISPO
INITIAL STUDY OF ENVIRONMENTAL IMPACT
1825 Johnson Avenue APPLICATION NO. EP 10-87
SITE LOCATION - -
PROJECTDESCRIPTIONGeneral plan amendment and PD rezoning to allow construction of a
_3()000 ft modirnl ),1141 ling
APPLICANT Summit Health Corp.
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION X MITIGATION INCLUDED
EXPANDED INITIAL STUDY REOVIRED _ENVIRONMENTAL IMPACT REPORT REQUIRED
Wyk *PREPARED BY David : ora , Assistant Planner DATE 3/9/89
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE
Negative declaration with mitigation for cirulation, noise & vibration and plant life.
SUMMARY OF INITIAL STUDY FINDINGS
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
II.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
None.*
A. COMMUNITY PLANS AND GOALS . . . . . .... . .. .. . . . .
None.
B. POPULATION DISTRIBUTION AND GROWTH . . .
None.*
C. LAND USE . . ... ......... . ..
D. TRANSPORTATION ANDCIRCULATION . . ... .. .. . .. . . . Maybe.
None.*
E. PUBLIC SERVICES .. . . . . . ... . ..
. . .. .. . . . .. ... . .
None.
F UTILITIES. . . . .. ... . .
Maybe.*
G. NOISE LEVELS . . . . . . . . ..... ... . . . . .. .. . . .. . . . . . . . . . ... . .... . ... . . . ... . ... .....
H. GEOLOGIC&SEISMIC HAZARDS 3 TOPOGRAPHIC MODIFICATIONS None.
None.
I. AIR QUALITY AND WIND CONDITIONS . . . .. . .
J. SURFACE WATER FLOW AND QUAL!T`! . . . . . . . ._�� � � � None. -
None.*
n. PLANT LIFE. . . . . . . . . . .
None.
L ANIMAL Lir= . . ..
_Ione,..
M ARCHAECLOGICALiHISTORICAL . . . - -
None,.
N. AESTHETIC
'done.
O. ENERGYIRESOURCE USE . . . . . . . .
l
None.
P. OTHER . . . . . .
III.STAFF RECOMMENDATION
Negatice declaration with mitigation.
'SEE ATTACHED REPORT
Initial Study ER 10-87 -"
Page 2
1. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
a. Proiect Descriotion
The applicant wants to build a medical office planned development project on 5.5 acres of
a 6.2 acre vacant site adjoining the French Hospital. In order to accommodate
psychiatric, behavioral and substance abuse treatment facilities, the applicant is asking
the City to amend its general plan Land Use Elernent Map (medium density residential to
office) and to rezone the site from R-2-S to O-PD. A 0.7 acre portion along the northerly
boundary of the site would remain as medium density residential and R-2-S zoning (refer
to diagram, attached).
The current designation and zone allows dwellings (max. 12 unitsjacre) and, with use
permit approval, schools and churches. Assuming an average cross slope of approximately
11%, the site could support as many as 75, two-bedroom dwelling units (12 units/acre X
6.23 acres = 74.4 units). The O zone would allow a wide variety of offices, business
services and financial institutions; some types of offices and laboratories would require
use permit approval. The applicant has submitted a preliminary development plan which
indicates the following:
As outlined above, uses would be limited to the treatment of psychiatric.
behavioral and substance abuse problems, as well as support offices for those
uses.
- Total gross area of the proposed building would be approximately 39,000 square
feet and would be two stories high with a maximum height of 35 feet.
-- Parking for 214 cars would be provided..
- Access would be provided through the adjacent French Hospital parking lot to
Johnson Avenue and Ella Street.
b. Environmental Settintt
The site consists of two vacant lots of record and a portion of an abandoned right-of-way
(Ruth Street). The flat, buildable area of the site is bordered by two heavily vegetated
ravines which help to provide drainage for the French Hospital and surrounding
neighborhood. The northerly portion of the site includes a stand of mature eucalyptus
trees with a single family residence beyond. The site is bounded by the French Hospital
parking lot on the cast, the rai;,oad tracks on the we-t and a v2canT -S !ct to tl._
south.
� I
_�- 3a
Initial Study ER10-87
Page 3
II. POTENTIAL IMPACT OVERVIEW
A. Community Plans and Goals
If successful, this request would remove approximately 5.5 acres (approx. 10%) of the
existing Medium Density Residential land from the stock of vacant R-2 land in the City.
The site then would be eligible for development of offices in an area where both
residential and office uses are established.
Land Use Element
1. The existing designation appears to be consistent with Land Use Element policies
favoring:
Development of Medium Density residential sites in close proximity to
neighborhood and community facilities. where infrastructure and neighborhood
character can accommodate such uses. The site is adjacent to existing
residential development of the R=2 zone on Iris Street and Breck Street.
Residential development of this site with lots accessing Breck Street would
continue this neighborhood character and maintain compatibility. Evaluation:-Not
Significant
2. The proposed designation appears to be consistent with Land Use Element policies
favoring:
-- Expansion of professional office uses near specialized centers. such .as medical
complexes. outside the central business district. Such an expansion is permitted
so long as the proposed medical offices bear no close functional relationship to
other medical office centers elsewhere in the city. The intent is to restrict
the dispersion of medical clinics and like uses throughout the city and to
concentrate the expansion of such uses in areas where they are already
established. Evaluation: Not.Significant
-- Access to professional office activities from commercial arterials or collector
streets This proposed project will access Johnson Avenue, an arterial, through
the parking lot of the adjacent French Hospital parking lot. The project
appears to satisfy the requirement of excluding direct access to professional
office development through residential streets. (See also Section D.
Transvortation and Circulation). Evaluation: Not Significant .
3. The project may not be consistent with Land Use Element policies favoring:
Protection of residential areas from encroachment of detrimental commercial.
activities. In this case. the portion of the site dcsignated for office
development is
Initial Study ERIO-87 —
Page 4
effectively isolated from adjacent residential neighborhoods by physical
attributes of the site (ie; the railroad tracks/grade separation and the
heavily-wooded drainage ravines) except to the south where a I acre lot zoned
medium density residential adjoins. Construction of the parking area for this
project in close proximity to this residentially zoned land could result in
increased nuisance impacts relating to parking lot noise, light and glare.
Evaluation: May Be Significant.
Mitigation
1. To insure compliance with this policy, a 6 foot masonry wall should be
constructed along the project's southerly boundary which adjoins the 1 acre
property fronting on the Ruth Street cul-de-sac to the approval of the
Architectural Review Commission.
Housing Element
1. Assuming an average cross slope of approximately 11%, the site could support a
maximum 75, two-bedroom dwelling units (12 units/acre X 6.23 acres = 74.4 units).
Should the General Plan amendment be approved, this potential would be lost. In this
regard, the project is not consistent with Housing Element policies favoring the
minimization of the conversion of residential land to non-residential uses, assuming
services are available to serve either use. Evaluation: May Be Significant
Mitigation
None required. When viewed within the context of the amount of land suitable for
residential development within the city's planning area, versus the opportunities to
expand existing hospital sites, the loss of this site for residential use is
considered insignificant compared to the limited opportunities to expand existing
hospital facilities consistent with the Land Use element.
Water Element
1. On February 23, 1987, the City adopted a Water Management Element recognizing that
the city has finite resources which must be managed carefully. Currently, the city
exceeds safe annual yield of available resources by about 8%, meaning that our
existing supplies are being overtaxed. Construction of this project would contribute
to this problem.
An estimate of the difference in net water consumption between the 75 multiple family
dwellings the site could support and the 39,000 square foot medical office complex
supported under the proposed land use designation may be obtained as follows:
Residential
0.37 acre feet/dwelling unit/year X 75 dwelling units = 27.75 acre feet/year
27.75 a.f.y. = 0.36% of Safe Annual Yield
Initial Study ER 10-8
Page 5
Hospital
Inpatient Care: 0.10 ac.ft./yr/bed X 60 beds = 6 acre feet;year
Offices: 0.25 ac.ft./yr/1000 sq.ft. X 14,000 sq.ft. = 3.5 acre feet/year
9.5 a.f.y. = 0.13% of Safe Annual Yield
Water consumption could be as much as two times greater under the existing
residential designation. Although water consumption under the proposed change in land
use would be less, it will increase the city's draw down of water resources above
safe annual yield. Evaluation: May Be Significant.
Mitigation
The issuance of a building permit for this project will be subject to the City's
water allocation regulations and water conservation measures in the Municipal Code
and Uniform Building Code which require the following:.
- 1.5 gallon toilets
- low-flow fixtures
- drought tolerant landscaping and
%� -- pressurized hot water circulation.
A combination of these factors could reduce net water consumption by as much as 25%.
No policies of the circulation, conservation, seismic safety, parks and recreation, or
energy elements are directly relevant to the issue of office vs. residential use.
D. Transportation and Circulation
1. Traffic impacts could be significant and are estimated as follows:
Proposed medical complex:
39,000 sq. ft. X 490 trips/1000 sq. ft./day = 1911 trips/day
Source: Caltrans, et al, average of 12 studies
Trip generation rates are deliberately overstated by assuming the entire building will
generate trips at a rate comparable to a medical office building. The actual trip
generation will ver} likely be 'less due to the inpatie,.t nature of the use. Hospitals,
for example, generate trips ata ^tuck !ower rate (':? trips/1000 sq.ft. versus 49
trips/1000 sq.ft. for offices). 'Worse-case cumu:ativ.- traffic zcr,cration could be as high
as 2000 trips per day. Based on traffic counts obtained for !ohnson Avenue at the Ella
Street and Lizzie Street intersections (Justin Farmer, Transportation Engineers (1987))
and using a model to project cumulative future traffic impacts, the additional trips
generated would have a significant impact on the two intersections. In the case of the
Ella Street/Johnson Avenue intersection, the project would satisfy warrants for a traffic
signal in this location. The Lizzie Street/Johnson Avenue intersection is currently
signalized and would require certain modifications to accommodate the additional trips,
as outlined below. Evaluation: May Be Significant
Initial Study ERIO-87
Page 6
Mitigation
Based on information supplied by the applicant and analysis of the impacts by the City
Engineer, mitigation of potential traffic impacts would be provided by the following:
I. Participation toward the cost of signalizing the Ella Street/Johnson Avenue
intersection as follows:
$80,000 X 0.25 = $20,000°
Represents 1/4 of total signalizing cost
2. Provision of left-turn pockets on Johnson Avenue at Ella Street.
3. Re-striping of east-bound Ella Street at Johnson Avenue to allow two lanes east-bound
and one lane west-bound.
4. Re-striping of the main (Lizzie Street) access driveway to allow for two exit lanes.
5. Narrowing of the planter area near the northeast corner of the hospital building so
it does not intrude into the medical building accessway. (refer to attached diagram)
6. Striping of a centerline in the accessway from Johnson Avenue to the vicinity of the
south property line of the French Hospital.
7. Provision of traffic signal sensors (loop detectors) to be located in the Lizzie
Street exit from the French Hospital site and timing of the signal to insure a safe
level of service of the intersection and parking aisles.
E. Public Services
Potential impacts to public services include the following:
1. No significant adverse impacts on sanitary sewer, storm drainage, water, police and
fire service so long as facilities are constructed to city standards and appropriate
building codes.
2. Emergency Response -- The French Hospital is an emergency response facility serving
the central part of the city. It also serves as a regional response facility for
certain kinds of emergencies -- particularly those relating to radiation and
hazardous materials. Information provided in the Traffic/Circulation report prepared
for this initial study indicates that an average of .1: ambulance runs arritc at the
emergency room per day. Although the additional trips generated I;_, the proposed
project could increase the likelihood of impairment of vehicu!ar access to the
emergency room due to stacking of vehicles at the Johnson/Lizzie exit during P1 peak.
hours, mitigation is proposed (See Traffic and Circulation) which will allow at (cast
one open aisle to be maintained. In addition, the proposed building will be fitted
with automatic fire sprinklers (code requirement). For these reasons, the impact from
the proposed change in land use designation would have an insignif+cant impact on t!);-
provision
heprovision of emergency response to the hospital. Evaluation: Not Significant
Initial Study ERIO-87
Page 7
The construction of any project on this site would result in the elimination of the
helicopter landing pad adjacent to the hospital. The landing site is used very
infrequently due to the hazardous landing situation and the risk to persons on the
ground. For these reasons, the location has not been certified by the state as a
helicopter evacuation site. Although the landing area is used very infrequently, when
it is eliminated the city will not have an emergency helicopter evacuation site other
than at the airport. In light of the hazards involved in operating the site for
helicopter landings and the lack of certification from the state, the impact of
removing this facility is considered not significant. Evaluation: Not Significant
G. Noise
Section 17.18.010 of the City Zoning Ordinance establishes standards for diurnal (average
day/night) noise levels and for maximum instantaneous levels for all zoning districts in
the. City: For both the existing and proposed designations, the average maximum allowed
day/night noise level is 60 decibels with an instantaneous maximum of 65 decibels. The
Noise Element indicates that noise levels at this site resulting from proximity to the
Southern Pacific Railroad right-of-way are between 60 and 65 decibels, expressed as a
day/night average. This estimate indicates the site is within a sensitive area so far as
noise reception and exposure are concerned. For this reason, a noise and vibration
evaluation was prepared (Harold M Cota, June, 1987) and is incorporated herein by
reference which indicates between 10 and 12 freight trains passed the site per day
producing a maximum sound level of 91 dBA at a distance of 100 feet from the tracks. This
level would significantly impact. the proposed location of the medical office building if
not effectively mitigated to produce an interior sound level of approximately 50 dBA.
Recently, train traffic has been reduced. In that this could be temporary, the above
evaluation should be used to provide a "worse case" scenario with respect to noise
exposure for the site. Evaluation: May Be Significant.
Mitigation would include the incorporation of one or more of the following:
1. Restriction_ of windows which open to the the west in the direction of the railroad
tracks.
2. The use of one or more of the following building wall designs:
Walls facing the tracks to be composed of wood siding, cavity insulation and a
resilient channel. Wood fixed windows, glazed storm sash with 3"4" separation
between panes. Or,
Brick veneer with cavity insulation with the same window configuration as above.
ititigation of potential effects from vibration would be effectively provided through
incorporation of one or more of the following:
1. Increased bracing (structural and non-structural) such as air handling ducts and
mechanical equipment to restrict vertical and horizontal movement.
2. Avoidance of cantilevercd systems.
r
Initial Study ER 10-87
Page 8
3. Symmetric arrangement of shear walls, bracing and diaphragms to minimize torsional
movement.
4. Perimeter retaining wall with well compacted soil mass between structural foundation
and the retaining wall.
5. Planting of trees on the embankment adjacent to railroad tracks.
K. Plant Life
The site is covered with native grasses and is adjacent to two heavily vegetated ravines
with mature eucalyptus and other trees. The northerly portion of the site contains a
particularly well established grove of large eucalyptus and other trees. Development of
this site will result in the removal of two of the smaller mature trees and at least one
of the larger eucalyptus trees. Evaluation: May Be Significant
Mitigation:
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 dedicated as permanent open space to
the approval of the Community Development Director.
III. STAFF RECOMMENDATION
Negative declaration subject to the following mitigation measures:
The following mitigation measures will be monitored by reviewing the plans during
building permit plan check, in conformance with AB3180:
1. A 6 foot masonry wall shall be constructed along the project's southerly
boundary which adjoins the I acre property fronting on the Ruth Street
cul-de-sac to the approval of the Architectural Review Commission.
Potential traffic impacts shall be. mitigated by the following:
2. Participation toward the cost of signalizing the Ella Street/Johnson Avenue
intersection as follows:
$80,000 X 0.25 = $20.000'
' Re rest. s ; . a of :ot
p .at_ �Lia; ;ig..alizigg Cost
3. Provision of left-iurn pockets on Johnson Avenue at Ella Street.
4. Re-striping of least-pound Ella Street at Johnson Avenue to allow two lanes
cast-bound and gine lane west-bound.
5. Re-striping of the main iLizzie Street) access driveway to allow for two exit
lanes.
Initial Study ER 10-87
Page 9
6. Narrowing of the planter area near the northeast corner of the hospital building
so it does not intrude into the medical building accessway. (refer to attached
diagram)
7. Striping of a centerline in the accessway from Johnson Avenue to the vicinity of
the south property line of the French Hospital.
8. Provision of traffic signal sensors (loop detectors) to be located in the Lizzie
Street exit from the French Hospital site and timing of the signal to ensure a
safe level of service of the intersection and parking lot aisles.
The following mitigation measures will be monitored during building permit plan check and
by field inspection prior to occupancy:
Potential noise and vibration impacts shall be mitigated by the following:
9. Windows which open to the the west in the direction of the railroad tracks shall
be restricted.
10. One or more of the following building wall designs shall be used for walls
facing the tracks, or such other that may demonstrate compliance with the
interior noise standards of the general plan:
Walls facing the tracks to be composed of wood siding, cavity insulation and 'a
resilient channel. Wood fixed windows, glazed storm sash with 3"-4" separation
between panes. Or,
Brick veneer with cavity insulation with the same window configuration as above.
11. Increased bracing (structural and non-structural) shall be provided for such
things as air handling ducts and mechanical equipment to restrict vertical and
horizontal movement.
12. Cantilevered systems shall be avoided.
13. Shear walls, bracing and diaphragms shall be arranged symmetrically to minimize
torsional movement, or such other arrangement as may be approved by the
Community Development Director.
14. Trees shall be planted on the embankment adjacent to railroad tracks to the
approval of the Community Development Director and Architectural Revicw
Commission.
15. To irsure maintenance of the mature trees on the :itc, the .^.ca,..;1%-wooG,_d
Portions not to be used for parking and/or building pads should he dedicated as
permanent open space to the approval o!' the Community Dt- clnoment Director
David Moran
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Assistant Planner
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eptember 23, 1987
ige 8 .
Dave Moran presented the staff report and recommended denial of requested
changes because they were not consistent with the General Plan .
Chairperson Kourakis opened the public hearing .
Anna Bunker , 2230 Exposition , applicant ' s representative, felt the request
was consistent with the General Plan and that the applicant was in favor of
the S overlay to ensure compatibility with other nearby uses .
Henriette Smith , 2231 Broad , stated she needed this new site because of the
lack of inexpensive space downtown .
Chairperson Kourakis closed the public hearing .
Commr . Hainline noted that she made a site visit and spoke with Mrs . Smith .
Commr . Crotser felt this was an issue of nonconformance and did not see a
need for C-N zone expansion .
Chairperson Kourakis and Commr . Gerety agreed with Commr. Crotser .
Commr . Reiss asked if there was another wa,y to allow this use . Staff
esponded that the 0-zone text could be changed.
" Iommr . Crotser moved to deny the request.
Commr . Gerety seconded the motion , Resolution No . 4000-87 .
Commr . Hainline stated she was concerned with the overall lack of
flexibility and the many restrictions that hindered serving the public .
She felt the S overlay protected the General Plan integrity and protected
against incompatible uses in the area .
Commr . Schmidt was against the rezoning , but not necessarily the specific
site and use.
VOTING: AYES - Commrs . Crotser , Gerety , Reiss , Duerk , Schmidt , and
Kourakis .
NOES - Commr . Hainline.
ABSENT - None . .
The motion passes.
------------------------------------------------ - -- ---------------------
Item 6 . Public Hearing : General Plan Amendment & Rezoning GP/R/PD 1312 .
ons eration of amen a 1 n t F—e Lan37Fse ETement map anzoning map
to change the designations from Medium-density Residential ,
Special Considerations ( R-2-S ) t.o Office , Planned Development ( 0-
PD) ; 1825 Johnson Avenue ; Summit Health Ltd . (T . Keith Gurnee ) ,
applicant . ( Continued )
P.C . Minutes
September 23, 1987
age 9 .
Item 7. General Plan Amendment & Rezoning GP/R/PD 1313 . Consideration of
amen ing t77e Lan se ETement map ming map to change the
designations from Medium-density Residential , Special
Considerations ( R-2-S) to Office , Planned Development ( 0-PD ) ; 1250
Iris Street ; John Mitchell , applicant .
--------------------------------------------------------------------- ------
Commr . Reiss stepped down , due to a conflict of interest.
Dave. Moran presented both staff reports and recommended approval of
amendments , subject to conditions .
Commr. Gerety noted that he was contacted by John Jones , owner of Pacific
Medical Plaza , and stated that Mr . Jones was opposed to the planned
development and that his concerns were outlined in Roger Lyons ' letter .
Mr . Jones reported that the Pacific Medical Plaza was operating at a 20%
vacancy rate and felt such approval would have a negative affect on
existing medical buildings .
Commr. Crotser stated he also spoke with Mr . Jones and received the same
information as Commc Gerety .
Staff discussed trip generation information of office vs. residential
areas .
,,hairperson Kourakis opened the public hearing .
Keith Gurnee , applicant' s representative , stated these developments were
for French Hospital ancillary need.s to support the hospital ' s expansion and
not speculative medical offices . He stated ample parking would be provided
and that open space easements would be a key part of the site plan . He
discussed many uses already established by French Hospital . He stated
neighborhood compatibility requirements were satisfied and that neither
applicant had a desire to develop housing . He stated all access would be
from Johnson Avenue with mitigating measures and that all levels of street
service would remain the same. He stated approximately two acres would be
designated R-2 for further development . He proposed two condition
amendments : to have precise development plan submittal requirements to be
within one year ' s time and to add a condition precluding any vehicular
access across Iris Street .
Commr . Gerety asked if there were objections to limiting uses to hospital
expansion only . Mr . Gurnee replied that there would be .
Commr . Schmidt was concerned with the site design in terms of views from
Old Town .
Jim Gestetenbauer , property owner , stated the need for ancillary and
support services expansion to these developments .
P. C. Minutes
eptember 23 , 1987
. 'age 10.
Commr. Schmidt wanted a condition regarding tight definition of French
Hospital specific uses . Mr . Gestetenbauer agreed with that desire .
Commr . Gerety was concerned with the specific amount of space to be used by
independent practitioners . Mr . Gestetenbauer replied that such information
was not yet available.
Roger Lyon , 1104 Palm, felt this was a case of rezoning to a specific use
and t..at broader issues have not been addressed . He felt the piece-meal
approach to the Land Use Element was inappropriate. He did not support
displacing moderate-income housing land in favor of a use that did not
identify a short-term demand . He was concerned with cumulative traffic
impacts on Johnson Avenue and felt the massive nature of the project could
have a negative environmental impact .
Pete Evans , 2040 Rachel , was concerned with increased traffic in a
residential neighborhood.
John Jones , Pacific Medical Plaza owner , PO Box 1004 , Ross , CA, was opposed
to both projects , due to the lack of medical office space demand. He felt
projects should be evaluated during the general plan Land Use Element
review. He felt traffic would impact Ella Street and that parking would be
__a problem. He submitted a neighborhood petition opposed to the proposed
levelopments .
.alph Riese , 1760 Johnson , was opposed to the projects , due to traffic
problems and hazards on Johnson Avenue .
Richard Steele, 1239 Iris , stated many neighbors were concerned about
traffic impacts on Iris Street . He favored the open space Iris Street
easement and supported the projects , with those conditions . He felt any
residential and commercial development would have a negative impact on the
neighborhood .
Jorg Bartels , 1124 George, was concerned with traffic issues and favored
denying access to Iris Street . He suggested changing the Mitchell building
address from an Iris Street one to a Johnson Avenue one . He requested
limiting Ella Street access . He did not feel the premise of the petition
was correct and questioned validity of that opinion poll .
S..am Luthra , 2063 Si.erra Way , was concerned with traffic impact on Ella
Street and in the neighborhood . He felt diverting traffic would create
problems on other streets . He felt zoning efforts and goals needed to be
more clear in that area ..
Sandy Miller , 1205 George, discussed standards of acute care buildings .
She was concerned about what would happen to the building if state
certification was not ac ieved . She felt there needed to be answers before
.-_displacement of residential land should occur , especially since adequate
'acilities seemed to be already available .
P.C. Minutes
September 23, 1987
nage 11 .
john Dean , 47 Laurel Grove, Ken .field , CA , stated that the Pacific Medical
Plaza had a certificate of need for a cat-scan .
Burt Caldwell , Mitchell Building representative , stated that if the
Mitchell Building wa.s not economically feasible for ancillary purposes , it
would not be built as medical offices .
Commr . Duerk asked if the Iris Street property could be a residential site .
Mr. Caldwell responded that medical use would be a l,ett.er long-term plan .
Commr . Gerety was concerned witn having to repeatedly review cnd.:;es to the
plan for the site in the future, due to too many restrictions being imposed
now.
Chairperson Kourakis closed the public hearing .
Commr . Schmidt wanted to see a more precise development plan in order to
deal with the PD. He was concerned with the potential problems with the
parcel after commission approval , long-term impacts on Johnson Avenue , and
with land use implications .
Chairperson Kourakis noted that she was in contact with H.L. McKeen , 1780
Johnson , who stated that he favored a low traffic-generation use and did
not favor these projects. Mr. McKeen preferred a residential care type of
'tse .
Commr. Gerety stated he was in favor of the hospital adjunct use , but felt
the Mitchell site should be maintained as residential . He also wanted
to see a more precise plan of uses .
Commr . Crotser agreed with Commrs . Gerety and Schmidt , and felt that the
project was too vague as to its uses .
Commr. Duerk moved to continue both items to a date uncertain to allow time
to obtain specific use information .
Commr. Crotser seconded the motion .
Chairperson Kourakis concurred with commission concerns and was also
concerned with open space easement definition in relation to parking areas .
Commr . Gerety was against the motion because he felt GP/R/PD 1312 should be
continued , but GP/R/PD 1313 should be resolved at this time .
Commr . Kourakis stated she was in favor of denying the projects .
VOTING: AYES - Commrs . Duerk , Crotser , Hainline , and Schmidt .
NOES - Commrs . Gerety and Kourakis .
ABSENT - Commr . Reiss .
ie motion passes .
' / �
April 24, 1989
Mr. Mike Multari
Community Development Department
City of San Luis Obispo
P. 0. Box 8100
San Luis Obispo, CA 93403-8100
Re: French Hospital Rezoning
Dear Mike:
In the wake of the last Planning Commission hearing on this rezoning, we
have prepared and attached an updated "Developer Statement" that will be
hand delivered to all Commissioners this afternoon.
In response to the points raised by the Planning Commission at the last
meeting, we offer the following:
1. Water Conservation:
My clients are prepared to comply with the. measures of the
City's well considered water conservation program -- just as any
other developer would be expected to do: We do not propose to
go beyond what the City requires of everybody else.
2. Open Space:
We are agreeable to including an additional area in the bottom
of the northern barranca as open space consistent with flood
zone levels as required by staff -- provided that the area can
be used in density calculations at such time as the R-2-S piece
develops.
3. Zoning strategy:
We are comfortable with the Planned Development rezoning
strategy which gives the City the most possible information and
control associated with any rezoning in the City. Our
Developer' s Statement sets forth the square footage figures for
the uses of the proposed complex, and these figures are also
noted on the Preliminary Development Plan exhibit that will be
incorporated within the rezoning action. As such, we feel the
City is protected on this strategy. If for some reason the
l
Mr. Mike Multari -J
April 24, 1989
Page 2
Commission wishes to use General Plan Amendment, go to "0-S" ,
and require a use permit, it is okay with us. All my clients
want is the land use call so we can get moving on more detailed
plans for the project.
4. Demand for uses:
We felt the questions centering around proposed uses and demands
were far more detailed than they needed to be in making the Land
Use call . While Commissioner Schmidt's determination not to
allow any leased office space to doctors is acceptable to MY
clients, it is difficult to understand why the Commission would
be so adamant on this point. The building is located close to
French Hospital and the office demand study points to this site
for such uses. While we are amenable to a condition limiting
doctors offices, but find it to be totally unnecessary.
5. Residential project option:
We want to reiterate that not only is the site unsuitable for �1
residential use due to access problems and the undesirability of
sandwiching a neighborhood between a major institutional use and i
the railroad tracks, but a 75 unit residential -project would
necessarily involve impacts to existing residential streets --
something we feel the neighbors would oppose. Ironically, our
"Planned Development Rezoning" use is in the "pipeline" , but any
attempts to develop the property with a residential project
could not be pursued until the moratorium is lifted. Besides , a
portion of the site remains reserved for R-2 type of development
on the north side. If the Planning Commission's sincere concern
is to provide for more housing, the City should look to
encourage R-2 development on other properties in the City that
might be more suited to residential use.
6. "What you see is what you get".
With the latest submittal involving the two story structure
offering the 20' setbacks from the top of bluffs, any commission
action approving our Development Plan will assure that this is
the building that will get built on the project. If there are
any significant changes to this building -- either in program or
design -- it will necessarily require approval of an amendment
to the planned development by the Planning Commission and City
Council .
I
C
Mr. Mike Multari
April 24, 1989
Page 3
To conclude, we see no reason why the Commission should be confused about
this or why they should dwell on such detail in a general land use call .
The Precise Development Plan required to be filed within six months of
action on the Preliminary Development Plan will answer all the detailed
questions that the Commissioners have. It is at that stage that these
questions should be addressed.
My clients are serious and sincere about this proposal . As the only
facility of its kind in the County, it will fill a void for this rapidly
expanding health service need and the site seems uniquely appropriate for
this use.
Hopefully the Commissioners can see these points and deal with them
intelligently at the next hearing.
Sincerely,
RRM DESIGN GROUP
T. Keith Gurnee
Senior Vice Prerent
Planning Divisi
A22/KG-FR-HSP
i 1
FRENCH HOSPITAL REZONE:
Preliminary Development Plan Statement
Revised 4/20/88
PURPOSE:
In support of the French Hospital rezoning of the area behind French
Hospital from R-2-S to 0-PD, Summit Health (the owners of French
Hospital and the property behind it) have developed the following
program for uses proposed to be developed behind the hospital as part
of this rezoning. Summit Health proposed to incorporate a limitation
on uses reflecting the program outlined below into any City action on
the PD rezoning:
SUMMARY OF DEVELOPMENT PROGRAM:
Summit Health proposes to develop a new facility on its campus to
meet : the expanding.need. for the services presently offered by Summit .
Place and the Central Coast Psychiatric Center.
The new Summit Place project would be a special facility designed and
constructed to deliver behavioral medicine services to people with
chemical dependency problems and behavioral disorders. Summit Place
would include 40 inpatient beds while Central Coast Psychiatric
Center would have 20 inpatient beds. Space will be made available in
the building for offices for doctors who will be involved with these
activities at French Hospital . The anticipated size of the building
and a breakdown of its functional components follows:
1 . Summit Place functions: 15,000 sq. ft.
2. Central Coast Psychiatric Center: 10,000 sq. ft.
3. Behavioral Medicine staff/doctor support: 6,000 sq. ft.
4. French Hospital Doctors/Business offices: 8,000 sq. ft.
Total 39,000 sq. ft.
NEW PRELIMINARY DEVELOPMENT PLAN
As part of this request -for 0-PD zoning, a revised site plans has
been prepared depicting the reduced scale development program. The
site planning relationships between building, parking, and open space
remain close to the original application.
The special uses envisioned in the development program are proposed
to be housed in a separate, more private building on the bluff
flanked between two tree-lined canyons. The building has been
designed to accommodate the development program in a two story
structure set back at least 20 feet from the top of the bluffs
overlooking the canyons and the railroad tracks. The site plan
exhibits indicate where each function will be generally located
within the structure. Until such time as the city makes the "land
use" call on this application, preparation of detailed floor plans
would be premature. All "details" will be resolved in the "Precise
Development Plan". Any significant departure from the development
program or the design of the structure would require an amendment to
the Planned Development Rezoning.
Note that there is no longer a connection to the adjacent property
fronting on Iris Street. Burt Caldwell , owner of the Iris Street
parcel is no longer pursuing a medical office rezoning of his
property and now intends to . develop it consistent with its R-2-S
zoning. The new site plan show's a landscape buffer along this
boundary of Summit Health's ownership and would preclude any
connection between the Iris Street property and French Hospital .
PROPOSED FLEXIBILITY IN FUTURE USES
As part of the use restrictions proposed to be incorporated in the
Planned Development Rezoning, Summit Health will need to have the
flexibility to adapt to changing market conditions in the health
service industry.
Accordingly, the rezoning should allow Summit Health to develop one
or more of the following uses in the building (consistent with site
plan and square footage restrictions proposed in this rezoning) ,
should future market changes warrant new programs to meet the needs
for the uses below:
1. Additional hospital rooms.
2. Administrative offices for Summit Health and French Hospital .
3. Birthing center.
4. Physical rehabilitation services.
5. Medical Research.
6. Special Diagnostic Services.
'1 1
NEW PROPOSED PROGRAM VS. ORIG Of NING
Under this proposed program ew building behind French Hospital
would be reduced from the 0 sq. ft. previously proposed to
approximately 39,000 sq. ft.
The parking necessary to sne previously proposed building was
designed for a "worst caseition under the assumption that the
building could develop outlly with purely medical office uses
(with one space parking srequired per 200 sq. ft. of gross
medical office space). l4 requirements for the new building
would be reduced to reflect eduction of gross square footage and
the changes of use (toware hospital oriented uses which would
demand less parking than purecal office uses).
While a "worst case" parkindirement (assessing the entire 39,000
sq. ft. at a rate of oiace per 200 square feet) would be 195
spaces, 214 spaces are provin .the plan or 1 space per 182 square
feet.
The new program would alhave a commensurate benefit reducing
traffic trip generation in ticinity.
The space currently devotto Summit Health and the Central Coast
Psychiatric Center in Frencaspital consumes roughly 22,000 sq. ft.
would be subsequently devc to these uses in which French Hospital
was originally designed --spital rooms and services in support of
these rooms.
A1.1/KG-FRENCH
44e