HomeMy WebLinkAbout10/3/2017 Item 13, Kulick
Purrington, Teresa
From:
Sent:Thursday, September 28, 2017 6:18 PM
To:E-mail Council Website
Subject:FW: Records Request Response: PRR164_17 Kulick - Code Enforcement Building Color
Sierra Vista Parking Structure photo.jpg; 10-10-08 final inspection memo.doc; 118-07 + (1010
Attachments:
Murray).doc; ARC 118-07 Sierra Vista MOB.PDF; Sierra Vista MOB ARC 118-07.doc; PRR164_17 Kulick
- Code enforcement building color.pdf
DearCityCouncilClerk:
PleasemakethisavailablefortheCouncilMembersandMayorregarding{ƷğƌǞƚƩƉƭAgendaItem.Thankyou.
InthehistoryofSanLuisObispotherehasbeenonerecordofacityresponseoncolor.Inthisinstanceitwasaddressed
beforefinalduringinspection.Itwas
theSierraVistaParkingGaragewhichreceivedcountlessvariancestobebuiltas
notedintheattacheddocuments.
SinceStalworkreceivedaletteroncoloraspublicnuisancefromtheCityofSLO,wehavenoted67commercial
propertieshavebeenrepaintedwithoutCityApproval.Allbutonewasadarkercolor.3wereonMarshStreet.4were
onSantaRosa.
Varianceoncolorandselectionofcolorisspecificallynotedinthebuildingcodeasnotrequiringapermit,hencecity
oversight,evidencedbythelackofenforcementhistoricallyandthebuildingsbeingpaintedaroundSLOatthisvery
moment.
ForexampletheThaiResidenceonHigueraandtheChurchonMarsharebeingpaintedcurrently(allwithin2blocks).
BrightorangefortheThairestaurantanddarkbrownfortheChurch.Priorcolorswerelightbeigeandlightblue.
Pleasemakenote,assuppliedtothecityinyourpackagewiththecodemarked,thatabuildingcanbepaintedatany
pointinSLOwithoutapermit.
Thankyou.
.ĻƓYǒƌźĭƉ
From: Christian, Kevin \[mailto:kchristian@slocity.org\]
Sent: Tuesday, August 22, 2017 1:55 PM
To:
Cc: Gallagher, Carrie
Subject: Records Request Response: PRR164_17 Kulick - Code Enforcement Building Color
Dear Mr. Kulick,
The City of San Luis Obispo (“City”) received your request pursuant to the California Public Records
Act delivered via email on August 14, 2017. In accordance with the requirements of the Act, I am
providing the following records, which best match your request:
- 10-10-08 final inspection memo.doc
1
- 118-07 + (1010 Murray).doc
- Sierra Vista MOB ARC 118-07.doc
- ARC 118-07 Sierra Vista MOB.pdf
- Sierra Vista Parking Structure photo.jpg
Please be advised that every effort has been made to search for all of the records which might fall
within the scope of your records request, and, as such, we believe our search is quite thorough.
However, if you have knowledge of a specific document which has not been provided in response to
your request, please notify us and we will be happy to provide the document(s) to you unless, of
course, it is exempt from disclosure pursuant to Government Code 6254.
Kevin Christian
Administrative Assistant
City Administration
City Clerk's Office
990 Palm Street, San Luis Obispo, CA 93401-3218
Ekchristian@slocity.org
T 805.781.7104
slocity.org
2
Department of Community Development
Planning Division
September 29, 2017
TO: Gerald Wheaton
FROM: Pam Ricci, Senior Planner
SUBJECT: Sierra Vista Parking Structure
After completing two site visits to inspect the new parking structure, I have the following
comments regarding the exterior appearance of the structure and site conditions in terms of the
Architectural Review Commission’s (ARC) review of project plans. These issues need to be
addressed before I will be able to sign the blue card.
1.The double check valve assemblies at either intersection of Casa and the former
Deseret Place shall be painted dark green. With the installation in front of the
parking structure, taller, more mature shrubs shall be placed in the narrow planter in
front of the device to provide immediate screening.
2.A solution to screening of the generator on the interior side of the structure facing
toward the planned MOB needs to be found. Some type of enclosure needs to be
constructed around the generator such as a wall or a fence with landscaping trained to
grow up and around the fence.
3.The proposed light fixtures mounted at 20 feet in height along the interior two sides
of the structure are too tall and not properly shielded consistent with City
requirements. The approved plans do not indicate that they would be mounted at 20
feet and staff questions if the photometrics would be affected as installed. The City’s
preference would be to use a more discreet and attractive fixture mounted at a
pedestrian scale. If the current fixtures are reused, they should be mounted at a lower
height and have shields added.
4.The building received approval of a Variance because it exceeded city height
regulations. As such, the appearance was scrutinized and photo-simulations
submitted to the ARC to address techniques to minimize its scale and improve its
appearance. Approved photo-simulations show the two paint colors applied
differently than how they were executed in the field. Approved elevations indicated
that the darker tan color would be applied to the largest shear walls and that the
lighter color would be used for the connecting accent fixtures. The building as
currently painted looks very bland and larger in scale as a result.
5.There should be oversight from the project’s landscape architect for the planting
installation. Many of the trees and shrubs that have been installed are either dead or
damaged.
September 6, 2007
Healthcare Development Partner
ATTN: Rob Wagner
500 No. Michigan Ave., Suite 600
Chicago, IL 60611
SUBJECT: ARC and V 118-07: 1010 Murray Avenue
Review of a 45,000 square-foot, 3-story medical office building
including a variance to allow a building height of 42 feet where a
maximum height of 35 feet is allowed
Dear Applicant:
The Architectural Review Commission, at its meeting of September 4, 2007, granted
final approval to your project (including a Variance), based on the following findings,
and subject to the following conditions and mitigation measures:
Findings
1. On May 15, 2006, the Architectural Review Commission approved a Mitigated
Negative Declaration. The Architectural Review Commission finds and determines
that the environmental document previously approved by them adequately
addresses the potential significant environmental impacts of the proposed project.
2. As conditioned, the project’s design is appropriate for the Office zone, and will be
compatible with surrounding development.
3. That there are circumstances applying to the site, specifically: the high water table,
which prevents a significant subterranean solution; the multiple street frontages
surrounding the site; and the location of the creek, which constitute the main site
constraints that confine the building footprint to the area where it is proposed and
require multiple stories to provide needed space for any significant hospital
additions, and do not apply generally to land in the vicinity with the same zoning.
4. That the height 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 the project site at 12.9 acres provides for an important
regional medical campus to accommodate all of the related hospital facilities and is
ARC and V 118-07
Page 2
many times larger than the other surrounding sites with Office zoning where a
building of the same scale would be visually and functionally overwhelming.
5. That the variance will not adversely affect the health, safety or general welfare of
persons residing or working on the site or in the vicinity because:
a. The proposed central location of the medical office building on the site helps
to minimize its apparent mass and height as shown through visual
simulations of the proposed building reviewed by the Architectural Review
Commission;
b. The bulk of the structure will be at 39 feet, which is only four feet taller than a
structure could typically be allowed through an administrative use permit;
and
c. The incorporation of the recommendations from the Architectural Review
Commission into the project such as enhancing the building facades and
providing for expanded landscaping opportunities between the structure and
views from Foothill Boulevard will improve the structure’s appearance and
reduce its apparent mass.
Conditions
1. Final project design and construction drawings shall be in substantial compliance
with the project plans as amended and approved by the ARC. A separate full-size
sheet shall be included in working drawings submitted for a building permit that list
all conditions, and code requirements of project approval as Sheet No. 2.
Reference should be made in the margin of listed items as to where in plans
requirements are addressed. Any change to approved design, colors, materials,
landscaping or other conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. The approval period for Use Permit U145-01 approving a master plan for
development of the hospital campus including the subject medical office building in
the Office zone shall run concurrently with final architectural approval period of
plans approved as part of project file ARC 118-07. Similarly site development
approved through ARC 234-04 and all code requirements included in that prior
approval are incorporated herein by reference.
3. Encroachment into the creek area shall not exceed the area shown on the project
grading and drainage and utility plans approved by the ARC with the previous ARC
234-04 and incorporates all of the previous creek setback exceptions findings by
reference.
4. A final landscaping plan shall be submitted to the Community Development
Department along with working drawings. Planting plans shall include some 24”
ARC and V 118-07
Page 3
box specimen trees to allow for greater landscaping height with initial installation
given the proposed building height and mass. The landscaping plan shall be
augmented to include a variety of plant materials o add greater vertical height and
to augment the adjacent riparian area between the northeast corner of the building
and planting proposed as part of the parking structure landscaping proposal
already approved, as well as along the south and west sides of the building where
only groundcovers are called out.
5. The proposed stucco surfaces shall have a sand finish.
6. A more substantial base shall be provided to storefront systems shown on the front
(south) elevation from both an aesthetic perspective and to address maintenance
concerns.
7. Provide details of wall-mounted lighting including decorative sconces to
complement building architecture with the submittal of working drawings.
8. A separate permit shall be obtained for all building signage, which shall fully comply
with the requirements included in the City’s sign regulations.
9. Reintroduce the curvilinear form of the prior canopy design into a new design within
the context of the modified building elevations presented at the meeting to the
approval of Community Development Department staff.
10. To reduce the boxy appearance of the building and its apparent mass, introduce
more variety in building colors.
11. Provide more of an emphasis on the verticality of building details.
12. A final location and design details for the proposed trash and recycling enclosure
shall be included in working drawings for a building permit and shall be to the
review and approval of the Community Development and Utilities Departments.
The ultimate design shall be consistent with the Solid Waste Guidelines and
coordinate with the exterior design of the building.
13. Consistent with Mitigation Measure No. 17, plans submitted for a building permit
shall show all required short-term and long-term bicycle parking per M.C. Section
17.16, Table 6.5, and in accordance with standards contained in the 2007 Bicycle
Transportation Plan and Community Design Guidelines, to the satisfaction of the
Community Development Department. Plans shall include details and detail
references for the proposed bicycle parking facilities and/or racks. The building
plans shall provide a detailed site plan of any racks and show all dimensions and
clearances to obstructions per City standards. The project summary shall include
the required and proposed bicycle parking accordingly. Short-term bicycle racks of
the inverted “U” design, “Peak Racks”, or other City-approved standard shall be
installed in close proximity to, and visible from the main entry into the building. The
ARC and V 118-07
Page 4
minimum clearances between racks shall be dimensioned per City standards and
adopted guidelines.
Mitigation Measures (Some of the mitigation measures have already been
addressed or will be addressed at different phases than originally anticipated
when the MND was approved by the ARC in May 2006).
AESTHETICS (Section 1)
1. Undergrounding of existing overhead utilities along the project frontages shall be
completed to the satisfaction of the Public Works Director.
2. Design modifications and additions to the hospital building to provide architectural
continuity among the older and newer components of the building to the satisfaction
of the Architectural Review Commission.
3. Provide a visual simulation of the hospital addition to assist the Architectural
Review Commission in their evaluation of views of the project from Santa Rosa,
Murray, and Casa Streets.
4. Screen outdoor and roof-mounted mechanical equipment from on-site and off-site
views to the satisfaction of the Architectural Review Commission.
5. Provide a visual simulation of the parking garage to assist the Architectural Review
Commission in their evaluation of views of the project from Casa Street and from
Foothill Boulevard.
6. To screen and soften views of the parking garage and the parking lot along Murray
Street, use any combination of mounding (minimum of 3 feet in height), walls,
raised planters and dense plantings of shrubs and trees to the satisfaction of the
Architectural Review Commission.
7. Project lighting and photometrics shall be subject to review and approval by the
Architectural Review Commission with the objective of not creating a substantial
new source of lighting or glare. All new light sources proposed with this project
shall be shielded from off-site views, especially in the vicinity of the proposed
garage.
8. Design the parking garage to be compatible with nearby residential structures and
uses and to be pedestrian friendly at the street level to the satisfaction of the
Architectural Review Commission.
Monitoring Program: Plans submitted for architectural review shall clarify how
undergrounding will be accomplished; show how the proposed number of tree
removals has been reduced; include a visual simulation of the completed project;
provide for screening of the parking areas; provide for screening of mechanical
ARC and V 118-07
Page 5
equipment; include details of proposed exterior light fixtures and the associated
photometrics; include design elements that are compatible with nearby residential
and pedestrian areas and that provide a level of architectural continuity between
existing and new structures on the hospital site. Building plans shall be
insubstantial compliance with plans approved by the Architectural Review
Commission.
AIR QUALITY (Section 3)
9. In order to reduce temporary and intermittent air pollution associated with grading
and construction of the proposed project, the following mitigation measures are
required at the start and maintained throughout the duration of the construction or
grading activity:
a.Reduce the amount of the 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 would be
required whenever wind speeds exceed 15 mph. Reclaimed (non-potable)
water should be used whenever possible;
c. All dirt stock-pile areas should be sprayed daily as needed;
d.Permanent dust control measures identified in the approved project
revegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities;
e.Exposed ground areas that are planned to be reworked at dates greater than
one month after initial grading should be sown with a fast-germinating native
grass seed and watered until vegetation is established;
f.All disturbed soil areas not subject to revegetation should be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD;
g.All roadways, driveways, sidewalks, etc. to be paved should be completed as
soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used;
h.Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site;
i.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 CVC Section 23114;
ARC and V 118-07
Page 6
j.Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site, and
k. Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water should be used
where feasible.
l.Maintain all construction equipment in proper tune according to
manufacturer’s specifications.
m.Fuel all off-road and portable diesel powered equipment, including but not
limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator
sets, compressors, auxiliary power units, with ARB certified motor vehicle
diesel fuel (non-taxed version suitable for use off-road).
n.Maximize to the extent feasible, the use of diesel construction equipment
meeting the ARB’s 1996 or newer certification standard for off-road heavy-
duty diesel engines. Catalytic soot filters shall be used on at least two pieces
of diesel equipment projected to generate the greatest emissions. Where the
catalytic soot filters are determined to be unsuitable, install and use an
oxidation catalyst. Suitability is to be determined by an independent
California Licensed Mechanical Engineer who will submit for District approval
a Suitability Report identifying and explaining the particular constraints to
using the preferred catalytic soot filter. This information shall be included in
the contractor bid package to ensure these measures get incorporated into
the project.
o. No person shall engage in any construction or grading operation on property
where the area to be disturbed is greater than one (1.0) acre unless an
Asbestos Dust Mitigation Plan for the operation has been:
1. Submitted to and approved by the Air Pollution Control District before
the start of any construction or grading activity; and
2. The provisions of that dust mitigation plan are implemented at the
beginning and maintained throughout the duration of the construction or
grading activity.
Monitoring Program: These conditions shall be noted on all project grading
and building plans. The applicant shall present evidence of a plan for
complying with these requirements prior to issuance of a grading or building
permit from the City. The applicant shall provide the City with the name and
telephone number of the person responsible for ensuring compliance with
these requirements.
BIOLOGICAL RESOURCES (Section 4)
ARC and V 118-07
Page 7
10. Project grading and construction shall not encroach into the creek setback area as
required by City Zoning Ordinance Section 17.16.025, except as previously
approved by the Architectural Review Commission to allow removal of existing
encroachments and to construct the accessway near the main entrance. Prior to
the issuance of a grading permit, the applicant shall mark the edge of grading with
rigid fencing to the satisfaction of the Natural Resources Manager. It shall be the
applicant’s responsibility to notify the City when such fencing is in place and to
schedule an inspection.
11. Trees identified by the Architectural Review Commission to be preserved shall be
clearly marked on grading and construction plans. The applicant shall submit a
tree preservation agreement for review and approval by the Community
Development Director. The agreement shall be secured by a bond in the amount
determined by the City Arborist.
Monitoring Program:
a. Prior to the issuance of a grading permit, the applicant shall mark the edge
of grading with rigid fencing to the satisfaction of the Natural Resources
Manager. It shall be the applicant’s responsibility to notify the City when
such fencing is in place and to schedule an inspection.
b. Tree preservation agreement.
CULTURAL RESOURCES (Section 5)
12. With the exception of testing and monitoring work that has already been done with
completed demolitions and site work, all of the mitigation measures detailed in the
three archaeological management reports prepared by Thor Conway shall be
precisely followed, including active monitoring of site work, utilities installations,
and building construction.
Monitoring Program: Requirements for cultural resource mitigation and monitoring
shall be clearly noted on all plans for project grading and construction. The
applicant shall submit evidence of compliance with the monitoring program
prescribed by Thor Conway, project archaeologist, to the satisfaction of the
Community Development Director.
ENERGY AND MINERAL RESOURCES (Section 6)
13. In accordance with the 2-24-05 letter from Melissa Guise of the County Air
Pollution Control District and City Energy Element goals, the following energy
efficient measures shall be incorporated into the project:
ARC and V 118-07
Page 8
Plant shade tree along southern exposures of buildings to reduce summer
cooling needs.
Plant shade tree in parking lots to reduce evaporative emissions from parked
vehicles.
Use double-paned, low E windows.
Use energy-efficient lighting; heating, ventilation, air conditioning and cooling;
water heating; and wall and ceiling insulation.
Plans submitted for architectural review shall indicate what energy efficiency
measures will be incorporated into the project design.
Monitoring Program: The Architectural Review Commission shall review plans
to determine their consistency with the energy efficiency mitigation measure.
State Office of Safety, Health, Planning and Development (OSHPD) would review
the plans for the hospital tower and evaluate their consistency with plans
approved by the ARC. Prior to City issuance of any grading or building permits for
other project components, Planning staff will review plans for compliance with
plans approved by the ARC.
GEOLOGIC RESOURCES (Section 7)
14. Construction documents shall be in accordance with the recommendations in the
geotechnical investigation reports (project number 1-0649) prepared by GSI Soils
Inc.
Monitoring Program: Prior to issuance of a City grading or building permit, the
applicant shall provide the Chief Building Official with evidence that a qualified
geotechnical engineering firm has been retained to monitor site preparation and
construction as recommended in the geotechnical investigation reports (project
number 1-0649) prepared by GSI Soils Inc.
HYDROLOGY AND WATER QUALITY (Section 9)
15. The project shall be designed to provide adequate facilities to direct all
contaminated water from operational uses to the sanitary sewer system per
Chapter 13.08 of the Municipal Code. Oil and sand separators or other filtering
media shall be installed in the new garage and at each on-site drain inlet
intercepting runoff as a means of filtering toxic substances from run off before it
enters the creek through the storm water system. It shall be the responsibility of
the applicant to see that such devices are regularly maintained to ensure efficient
pollutant removal.
16. The project shall, where feasible, utilize porous paving, landscaping, or other
design element to reduce surface water runoff in driveways, parking areas or
vehicle display areas consistent with Land Use Element Policy 6.4.7.
ARC and V 118-07
Page 9
17. The project shall comply with the City’s Waterways Management Plan (2004
edition) and any additional recommendations prescribed by the Hydrologic and
Hydraulic Report prepared by RRM Design Group, May 16, 2005.
Monitoring Program: Oil and sand separators or other filtering media shall be
clearly shown on plans submitted for architectural review and on construction
documents.
LAND USE AND PLANNING (Section 10)
18. The applicant shall pay the fee of $140,000 to the Housing Authority to offset the
loss of housing previously approved by the City Council.
Monitoring Program: Prior to issuance of any City permit for this project, the
applicant shall submit evidence of compliance with this requirement to the
satisfaction of the Community Development Director.
NOISE (Section 11)
19. All on-site generators shall be contained within an engineered enclosure with
adequate intake and exhaust silencers to ensure compliance with City policies and
standards for noise exposure.
20. All outdoor mechanical equipment shall be screened with a solid barrier or other
device such as acoustical louvers to reduce noise levels in compliance with City
policies and standards for noise exposure.
21. All exterior mechanical equipment proposed as part of this project shall be
selected, configured, located, and housed in such a way as to ensure compliance
with City policies and standards for noise exposure.
22. Construction activity shall comply with the City’s noise ordinance in terms of noise
levels and times of construction.
Monitoring Program: Prior to City issuance of any application for grading or
building, the applicant shall submit a report prepared by a qualified acoustical
engineer which analyzes project compliance with required noise mitigation. Prior
to issuance of a certificate of occupancy, a qualified acoustical engineer shall field
verify that equipment as installed complies with City polices and standards for
noise exposure.
TRANSPORTATION/TRAFFIC (Section 15)
23. The applicant’s traffic engineer shall work with Caltrans and the City of San Luis
Obispo to improve traffic signal coordination timings on Santa Rosa Street (Hwy 1)
between Walnut Street and Foothill Boulevard.
ARC and V 118-07
Page 10
24. The project shall include restriping Casa Street to create a separate northbound
left and right-turn lanes onto Foothill by removing parking on northbound Casa
Street within 150 feet of Foothill Boulevard. The applicant shall submit a striping
and signing plan to accommodate necessary changes to the street to achieve this
to the Public Works Director for review and approval prior to the issuance of a
building permit by the State Office of Safety, Health, Planning and Development
(OSHPD
25. The applicant shall enter into an agreement with the City and shall post a “Letter
of Credit” or other cash equivalent surety to guarantee design and construction of
a traffic signal and signal interconnect(s) at the intersection of Foothill Blvd. and
Casa Street.
26. The agreement shall be effective for five (5) years after completion of the
proposed Sierra Vista Hospital addition and shall include the following
requirements:
a.The owner/applicant shall provide annual monitoring of the intersection
and/or nearby traffic operations, to determine the possible need for a traffic
signal, to the satisfaction of the Public Works Director.
b.The monitoring and resultant reports shall be prepared by the
owner/applicant’s traffic engineer and delivered to the Public Works Director.
If it is determined that a traffic signal is necessary to mitigate traffic conflicts
and operations, as determined by the Public Works Director, the
owner/applicant shall pursue said construction within six (6) months of
written notice by the Public Works Director.
27. As recommended in the final transportation analysis, the following measures shall
be implemented to assure adequate site access and on-site circulation:
a.Provide stop signs at two on-site internal intersections to designate vehicular
right-of-way.
b.Provide adequate striping and/or signage by the colored pavement by the
hospital tower.
c. Prohibit on-street parking on the west side of Casa Street adjacent to the
existing medical office building and from Deseret Place to 150 feet north of
Deseret Place.
28. As recommended in the final transportation analysis, the following measures shall
be implemented to assure adequate pedestrian access and on-site circulation:
a.Relocate the proposed mid-block crossing across Desret Place, located
immediately west of Casa Street, closer to the Desert Place/Casa Street
ARC and V 118-07
Page 11
intersection or to the southwest corner of the parking structure where the
garage stairwells are located.
b.Provide pedestrian signal heads for northbound and southbound travel to the
Santa Rosa Street/Murray street intersection.
29. Prior to the issuance of a building permit by the State Office of Safety, Health,
Planning and Development (OSHPD), the applicant shall prepare, submit to the
Public Works Director for approval, implement and maintain an Employee Trip
Reduction Program to reduce employee commute trips by way of alternative
transportation efforts including but not limited to alternative transportation
incentives, vanpool subsidies, transit subsidies, preferential parking for
carpools/vanpools, on-site rideshare matching services, and guaranteed ride
home services. The person/position responsible for coordinating this program and
matching carpool/vanpool commuters shall be identified on information made
available to employees. As a component of this program, the applicant shall
provide all employees with City/County bus information and implement incentives
for carpooling and the use of public transportation. Thereafter, this information
shall be provided to all new employees. Additionally, bus route, bicycle, and other
alternative transportation information and contact information shall be posted at
employee entrances or break areas and at public lobbies to inform people about
alternative transportation options.
30. Plans submitted for final review by the Architectural Review Commission (ARC)
shall indicate design and location of:
Short-term bicycle parking near the main public entrances.
Long-term bicycle parking near the main employee entrances.
Employee shower and locker facilities, typically one shower and three lockers
for every 25 employees.
Employee break area that includes refrigerators and seating.
31. The ARC-approved facilities shall be included on plans submitted to OSPD for a
building permit.
32. Long and short-term bicycle parking complying with City standards shall be
provided for the existing uses and new uses approved consistent plans granted
final approval by the ARC. Any existing bicycle parking that has fallen into
disrepair shall be replaced.
33. At the time of submittal of plans for final review by the ARC, the Transit Manager
shall evaluate the transit stops abutting the subject property and identify any
transit stop improvements (such as a transit shelter) that the applicant is required
to install pursuant to the City’s Short Range Transit Plan. These improvements
shall be included in the building permit approvals and installed prior to the
occupancy of any portion of the development proposal.
ARC and V 118-07
Page 12
34. Prior to the issuance of a building permit by OSHPD, the applicant shall submit to
the Public Works Director for approval, and implement a phasing plan for the
project showing when the on-site parking and circulation shown on the project
plans will be provided in relationship to the building expansion. Required parking
shall be provided prior to or in conjunction with each phase. Impacts to available
parking shall be minimized through phasing, additional trip reduction incentives,
and the establishment of temporary parking areas if necessary. The goal of the
program is the reduce employee and patron demand for parking spaces by
providing alternative management strategies (for employees) and access means
(e.g. van pools, organized car pools, transit passes, and financial inducements
that support alternative modes) for employees and patrons during times on-site
parking is limited during construction.
Monitoring Program: Prior to issuance of any City building or grading permits,
the applicant shall submit to the Public Works Director for review and approval:
a copy of the parking demand management plan for use during construction;
a copy of the Employee Trip Reduction Program;
an agreement regarding the Casa/Foothill signal; and
any transit stop improvements (such as a transit shelter) that the applicant is
required to install pursuant to the City’s Short Range Transit Plan as identified
by the City’s Transit Manager.
Required physical improvements shall be shown on the plans for architectural
review and project grading and construction and shall be installed prior to City
issuance of a certificate of occupancy for the garage. Site grading and building
plans shall be in substantial compliance with plans approved by the ARC. The
applicant shall submit copies of incentives offered to employees for carpooling and
using public transportation to the satisfaction of the Community Development
Director prior to issuance of any City grading or building permits for the project.
UTILITIES AND SERVICE SYSTEMS (Section 16)
36. To help reduce the waste stream generated by this project:
a. Site development shall include convenient facilities for interior and exterior
on-site recycling.
b. The project shall include a construction and demolition debris recycling plan
for recycling, at a minimum, 50% of the discarded materials, such as
concrete, sheetrock, wood, and metals, from the demolition of existing
buildings and proposed construction. The plan must be submitted for
approval by the City's Utilities Conservation Coordinator or the Community
Development Director, prior to the demolition or building permit issuance.
ARC and V 118-07
Page 13
c. The project shall provide a plan for the disposal, storage and collection of
solid waste material (trash and recyclables). The development of the plan
shall be coordinated with the City’s franchised solid waste collection and
disposal firm, San Luis Garbage Company. The plan must be submitted for
approval by the City's Utilities Conservation Coordinator or the Community
Development Director.
d. Recycled-content materials shall be used in structural and decorative
building components and in surfacing wherever feasible.
Monitoring Program: The applicant shall provide evidence of compliance to the
Chief Building Official prior to issuance of a grading or building permit.
The decision of the Commission is final unless appealed to the City Council within 10 days
of the action. Any person aggrieved by the decision may file an appeal. Appeal forms are
available in the City Clerk’s office, or on the City’s website (www.slocity.org). The fee for
filing an appeal is $100.00, and must accompany the appeal documentation.
While the City’s water allocation regulations are in effect, the Architectural Review
Commission’s approval expires after three years if construction has not started, unless
the Commission designated a different time period. On request, the Community
Development Director may grant a single one-year extension.
If you have questions, please contact Pam Ricci at 781-7168.
Sincerely,
Pamela Ricci, AICP
Senior Planner
cc: County of SLO Assessor’s Office
Kelly Imparato
223 W Erie Street, Suite 6W
Chicago, IL 60610
Tenet Healthcare Corporation
ATTN: Richard B. Lee
1000 S. Fremont Ave. Bldg A-11
nd
2 Floor, Unit 26
Alhambra, CA 91803
CITY OF SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT ITEM # 1
BY:Pam Ricci, Senior Planner MEETING DATE: September 4, 2007
FROM:Pam Ricci, Senior Planner
FILE NUMBER:ARC 118-07
PROJECT ADDRESS:1010 Murray Avenue
SUBJECT:Review of a three-story, 45,000 square-foot medical office building (MOB)
including a Variance to allow a maximum building height of 42 feet on the Sierra Vista Hospital
campus, located off of Murray Avenue and Casa Street.
SUMMARY RECOMMENDATION
Grant the project final approval, based on findings, including findings in support of the requested
height Variance, and subject to conditions and mitigation measures.
BACKGROUND
Situation
On May 15, 2006, the ARC approved plans for a large addition to the main hospital known as
the trauma tower and a new parking structure to serve the hospital campus. These plans included
a four-story, approximately 124,500 square-foot hospital tower with basement, a five-level
parking structure with 523 spaces, a service yard, and reconfiguration of the surface parking
areas and circulation plan. In 2003, Sierra Vista Hospital received use permit and rezoning
approvals from the City to expand their hospital campus site and to add new buildings and
facilities. A component of the previously approved plans was a footprint for a new MOB located
between the trauma tower and parking structure. Prior plans noted the location and size of the
MOB, but deferred its building design to a later date. The applicant is now requesting final
architectural approval of the building design for the MOB including a height variance.
Data Summary
Applicant: Rob Wagner, Healthcare Development Partners
Property Owner: Tenet Healthcare Corporation
Representatives: Kelly Imparato, Proteus Group, LLC.
Zoning: Office (O)
General Plan: Office
Environmental Status: A Mitigated Negative Declaration (MND) of environmental impact was
approved by the ARC on May 15, 2006. The project description in the MND included a
proposed 45,000 square-foot MOB and the potential environmental impacts associated with the
MOB’s development were evaluated in this previously approved environmental document.
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Site Description
The hospital property is roughly 12.9 acres in size. It is bounded by Stenner Creek to the west,
Foothill Boulevard to the north, Casa Street to the east, and Murray Street to the south.
Surrounding uses include houses, apartments, and medical offices. There are several underlying
lots developed with the hospital building, a medical office building, and parking. The most
recently acquired properties along Foothill Boulevard and Casa Street (55 Casa Street) are
developed with a temporary parking lot, where a parking garage for the hospital is proposed.
The site area surrounding the MOB is proposed to be 25,330 square feet (0.58 acre). A lot line
adjustment map is pending which would formalize a new independent parcel for the MOB.
Project Description
The new medical office building will be three stories tall with a maximum building height of 42
feet. As approved with previous plans, the new MOB will have 45,000 square feet of floor area.
Main building walls are light and dark beige stucco on 6-inch metal framing. Portions of the
east and west elevations between blocks of windows framed by stucco walls are brown metal
cladding. This cladding also appears on the north and south elevations around curtain wall
systems with glass windows framed by mullions finished to match the metal cladding. The front
(south) elevation contains the main building entry and prominent blocks of curtain wall systems
with glass windows. The rear north elevation shows linear rows of windows between stucco
walls. A colors and materials board will be available at the meeting.
The MOB requires a total of 225 parking spaces. Overall parking for the site was approved with
previous project plans consisting of a total of 801 parking spaces, 523 spaces of that total would
be developed in the parking structure, which is immediately adjacent to the proposed MOB. The
225 spaces required for the MOB is part of the 612 spaces that were determined as the total
project parking requirement based on proposed site uses consistent with the City’s Zoning
Regulations.
EVALUATION
City planning applications to allow for the approved expansion of the hospital campus have been
in the works since 2001. The MOB is the last design element in the approved master plan that
the ARC has yet to approve. Past staff reports provided a thorough analysis of various site
planning issues such as the project’s relationship to the creek, parking, lighting, proposed tree
removals, and pedestrian pathways. Since the site plan was approved with past approvals, this
staff report focuses in on the building design and overall height, which requires the ARC’s
consideration of a Variance.
1. Proposed Height Variance
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The proposed height of the MOB requires the processing of a Variance. Normally a maximum
of a 25-foot height limit is allowed in the O (Office) zone. With the approval of an
Administrative Use Permit, a building height up to a maximum of 35 feet may be approved.
Certain building features such as mechanical equipment screening may extend up to 10 feet
above the allowed base height. Since the building height is so closely tied to the design of the
building, it was determined that the height Variance would most appropriately be handled by the
ARC with their review of the building plans.
Both buildings that the ARC approved for the site in May of 2006 involved the processing of a
Variance to exceed allowed height standards. On September 16, 2005, the Hearing Officer
approved a height variance to allow a maximum building height of 92 feet for the hospital tower
and a maximum height of 45 feet for the parking garage. Prior to the Hearing Officer’s actions
to approve the Variance, the ARC had been asked to evaluate the proposed building heights from
a design standpoint. The ARC determined that the Variance to allow the two buildings to exceed
height limits for the zone was justified because of siteconstraints (multiple street frontages, the
creek, and high water table), the unique characteristics of the facility (consolidated regional
medical facility), and minimal visual impacts from key viewing locations given the central
location of the buildings and the amount of intervening vegetation. The recurring theme with the
review of the project has been that site constraints impact the site area available for building
footprints, necessitating multiple stories to provide the amount of floor area needed to keep
services consolidated on the site and to plan for future growth.
The City’s Zoning Regulations indicate that building height is determined based on the ridge
height of the structure as it relates to the average natural grade below the footprint of the
building. In this case, the ridge height is 288 feet (top pf parapet) and the average natural grade
is 249.05 feet. Therefore, the total building height shown on plans is 38.95 feet. The applicant
has requested that the 42-foot height be allowed with the building design approval to provide
some flexibility for ceiling to floor heights in the building and other adjustments that may occur
with the development of working drawings. The 5-foot high equipment screen above the parapet
is consistent with height regulations which allow such features to extend above the overall
building height up to another 10 feet.
With the ARC’s review of other site buildings, there was mention in the project narrative that the
new MOB would require some type of height exception and that it would be considered
concurrent with the building design. Sheet A002 titled View Points shows the massing and scale
of the proposed MOB in relation to the approved trauma tower and parking structure. In staff’s
view, the requested maximum height of 42 feet is not out of character with surrounding buildings
or the site setting. The previously approved findings for a height Variance for other new
buildings on the site to exceed the 35-foot height limit are also applicable here and are included
among the findings for approval of the project in the Recommendation section of this report.
These findings cite site constraints which limit the available footprints for needed buildings, the
desire to keep medical facilities consolidated on a central site as a regional-serving hospital
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campus, and the minimal visual impacts from key viewing locations with the incorporation of
building design elements and landscaping. The applicant’s narrative dated July 11, 2007
(Attachment 2) also notes that the added height is needed for this type of equipment intensive
building which requires more above ceiling space.
2. Building Design
When developed, the approved trauma tower addition to the hospital because of its location,
height and scale will be the most visually imposing component of the hospital campus. This is
not intended to convey a negative connotation as the curvilinear design was found to be an
interesting and striking architectural statement. With its review of the tower last year, there was
direction from the MND to provide architectural continuity between the older and newer
components of the hospital. Showing a preference for the new tower over the old hospital
design, the ARC offered conditions for subtle colors changes to the old building as a technique
to make the two buildings appear more integrated.
The new MOB is a distinct site building and as such does not necessarily need to have a design
that directly emulates the new trauma tower, although they both will have in common similar
materials such as stucco wall planes, metal details and green tinted glass. Staff’s initial reaction
to the building that it was overly boxy-looking and that there were opportunities through changes
in building wall planes and a greater emphasis on the entry features to make the building more
interesting and attractive. The project architect submitted revised floor plan sheets and sections
in response to staff’s comments that attempt to address these concerns.
Chapter 3.4 of the Community Design Guidelines provides guidance regarding the building
design for offices, specifically Section C.2, which is excerpted below in bold followed by staff’s
analysis of the proposed design in italics.
a.Depending upon adjacent land uses and building scale and mass, it may be
appropriate to place the first floor at the minimum setbacks, with upper floors
set back further.
The three floor levels are at the same height and the upper floors are not stepped
back from the first. This provision is more applicable to office zones on smaller lots
where there may be lower and/or residential structures in near proximity to the
property lines. In this case, the proposed building site is interior to the site and has
the creek area intervening between it and adjacent streets.
b. Building surfaces over two stories high or 40 feet in length should provide
vertical and horizontal wall plane offsets.
As previously mentioned, staff has voiced concerns to the applicant regarding the
boxy appearance of the structure and lack of wall plane offsets. In reviewing the
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building elevations, there are opportunities to help break up the apparent mass
through changes in surface textures and recesses and projections along wall planes.
In response to staff’s concerns, new floor plan sheets and sections show the addition
of a metal panel column enclosure that extends beyond the main wall surface, as well
as recessing the area around the windows back into the building, to give the north
elevation additional relief and provide some shadow. To provide further definition,
the recessed area will be finished in the lighter beige stucco to contrast with the
outer band of the dark beige stucco.
On the south elevation, the same type of recessing is proposed for the long expanse of
windows. Similarly to the north elevation, the column enclosures extend beyond the
plane of the windows to help create some relief to the expanse of glass and provide
some shading. Staff supports these changes and feels that the building elevations will
be much improved as a result.Prior to the applicant’s proposal to further recess
windows, staff had suggested that the applicant consider awning fixtures or grill
work at upper courses of window blocks for architectural interest and controlling
sunlight. The applicant had concerns with this and elected to recess the windows
instead.
Additional surface relief is provided through ¾” reveals on stucco surfaces. The
colors and materials board shows a textured type of stucco texture. Staff suggests
that sand finish stucco would complement the building architecture better.
c. Office structure facades should have extensive window areas.
The modern office building includes extensive amounts of windows consistent with
this guideline. The proposed double glazed windows are a green tinted glass like the
approved trauma tower.
d. The primary building entrance should be designed as a highly visible and
significant architectural feature.
Beyond more pronounced wall offsets, the entry design was the other design element
that staff identified as needing additional changes. The current plans include design
elements such as dark beige stucco on the pillars of the drop-off canopy to further
contrast with the façade and highlight the entry. To further emphasize the entry, the
applicant responded with the following changes to plans:
1.)The main entrance door will be recessed into the building four feet;
2.)The wall adjacent to the main entrance door on the right side will be recessed
one foot; it is finished in the dark beige stucco to contrast with the light beige
of the main building walls;
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3.)A canopy will be added from the proposed drop-off canopy to the building
entry to create a better architectural flow and additional weather protection;
4.)The stucco will be changed from light beige to
5.)The enhanced column enclosures that project beyond the main wall of the
building and span from the ground to just under the roof line help to further
define the recessed entrance location.
The elevations in the plans included as part of your agenda packet do not reflect
these changes. The applicant will have revised, colored renderings showing the
changes described above at the meeting.
e. Decorative elements should be focused at the pedestrian level; more
architectural simplicity may be appropriate on upper floors.
Other than the entry details just discussed, the ground level of the building essentially
mimics the upper floors.To provide further distinction and interest to the ground
floor and the pedestrian experience, the following suggestions are offered:
1.)Provide a base. The front (south) elevation shows storefront systems
extending to the ground without an apparent termination feature other than
mullions. Some type of more substantial base should be provided from both
an aesthetic perspective and to address maintenance concerns.
2.) Use exterior lighting as building accents. Wall-mounted exterior lighting is
not reflected in plans. Staff sees opportunities to add interest to the entry
area through the use of distinctive wall sconces that coordinate with the
building architecture. The applicant has mentioned that soffit lighting would
also be utilized.
3.) Incorporate a change in materials for canopy columns bases or around
entry. Canopy columns are shown as being solid stucco to the ground. Some
type of base material should be incorporated for both aesthetics and
maintenance reasons as mentioned above for the storefront systems. Staff
also discussed with the applicant the idea of using more than just a change in
stucco color to further highlight entry features; the ARC may wish to further
explore this idea with the applicant at the meeting.
3.Landscaping
A conceptual landscaping plan is a part of project plans. The plan shows the selected trees,
groundcover and shrubs proposed for the adjacent parking structure and surface parking, which
has already been approved. This planting will provide a visual enhancement to the site since
landscaping was lost with the recent bridge replacement project. That will also help screen
buildings and soften views of the site from Foothill Boulevard.
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In terms of new plan materials surrounding the new MOB, three species of trees are proposed
along the south and east elevations of the building which are oaks, redwoods and Maidenhair
trees. The selected trees will both highlight the entry as well as provide landscaping height near
the building to minimize its scale. As was pointed out with the prior report for the trauma tower
and parking structure, new tree planting also helps compensate for necessary tree removals with
project development and enhancement of the site’s riparian areas. As with the earlier project
approval, a condition is recommended that 24” box specimen trees be included in the final
landscaping plan that is included in working drawings to better offset the loss of screening
provided by existing trees to be removed (Condition No. 4).
The landscaping plan has a gap in the landscaped area between the northeast corner of the
building and planting proposed as part of the parking structure landscaping proposal already
approved. Staff sees this deficiency in variety of planting as well along the south and west sides
of the building where only groundcovers are called out. The landscaping plan shall be
augmented to include a variety of plant materials here to add greater vertical height and to
augment the adjacent riparian area.
4. Trash & Recycling Area
Originally submitted plans did not include a trash and recycling area for the building. The
revised first floor plan (Sheet No. A101) shows a four-bin enclosure on the west side of the
building.. However, this location may not be feasible without the development of an access way
between the proposed building and the adjacent service yard. Condition No. 10 is recommended
noting that an enclosure will need to fully comply with the requirements included in the City’s
Solid Waste Guidelines and that its exterior design coordinate with that of the building. Staff
hopes to provide more information at the meeting about an acceptable design solution.
OTHER DEPARTMENT COMMENTS
Comments from other departments were addressed through prior conditions, code requirements
and mitigation measures which are incorporated by reference to this project approval.
ALTERNATIVES
1. Continue with direction.
2. Deny approval based on findings.
RECOMMENDATION
Grant final to the project, including a Variance to allow a maximum building height of 42 feet,
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based on the following findings, and subject to the following conditions and mitigation
measures:
Findings
1.On May 15, 2006, the Architectural Review Commission approved a Mitigated Negative
Declaration. The Architectural Review Commission finds and determines that the
environmental document previously approved by them adequately addresses the potential
significant environmental impacts of the proposed project.
2. As conditioned, the project’s design is appropriate for the Office zone, and will be
compatible with surrounding development.
3.That there are circumstances applying to the site, specifically: the high water table, which
prevents a significant subterranean solution; the multiple street frontages surrounding the
site; and the location of the creek, which constitute the main site constraints that confine
the building footprint to the area where it is proposed and require multiple stories to
provide needed space for any significant hospital additions, and do not apply generally to
land in the vicinity with the same zoning.
4.That the height 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 the project site at 12.9 acres provides for an important regional medical
campus to accommodate all of the related hospital facilities and is many times larger than
the other surrounding sites with Office zoning where a building of the same scale would
be visually and functionally overwhelming.
5.That the variance will not adversely affect the health, safety or general welfare of persons
residing or working on the site or in the vicinity because:
a.the proposed central location of the medical office building on the site helps to
minimize its apparent mass and height as shown through visual simulations of the
proposed building reviewed by the Architectural Review Commission;
b.the bulk of the structure will be at 39 feet, which is only four feet taller than a
structure could typically be allowed through an administrative use permit; and
c.the incorporation of the recommendations from the Architectural Review
Commission into the project such as enhancing the building facades and providing for
expanded landscaping opportunities between the structure and views from Foothill
Boulevard will improve the structure’s appearance and reduce its apparent mass.
Conditions
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1.Final project design and construction drawings shall be in substantial compliance with
the project plans as amended and approved by the ARC. A separate full-size sheet shall
be included in working drawings submitted for a building permit that list all conditions,
and code requirements of project approval as Sheet No. 2. Reference should be made in
the margin of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2.The approval period for Use Permit U145-01 approving a master plan for development of
the hospital campus including the subject medical office building in the Office zone shall
run concurrently with final architectural approval period of plans approved as part of
project file ARC 118-07. Similarly site development approved through ARC 234-04 and
all code requirements included in that prior approval are incorporated herein by
reference.
3.Encroachment into the creek area shall not exceed the area shown on the project grading
and drainage and utility plans approved by the ARC with the previous ARC 234-04 and
incorporates all of the previous creek setback exceptions findings by reference.
4.A final landscaping plan shall be submitted to the Community Development Department
along with working drawings. Planting plans shall include some 24” box specimen trees
to allow for greater landscaping height with initial installation given the proposed
building height and mass. The landscaping plan shall be augmented to include a variety
of plant materials to add greater vertical height and to augment the adjacent riparian area
between the northeast corner of the building and planting proposed as part of the parking
structure landscaping proposal already approved, as well as along the south and west
sides of the building where only groundcovers are called out.
5.The proposed stucco surfaces shall have a sand finish.
6.A more substantial base shall be provided to storefront systems shown on the front
(south) elevation and at the base of canopy columns from both an aesthetic perspective
and to address maintenance concerns.
7.Provide details of wall-mounted lighting including decorative sconces to complement
building architecture with the submittal of working drawings.
8.A separate permit shall be obtained for all building signage, which shall fully comply
with the requirements included in the City’s sign regulations.
9.Consider adding a change in materials for building entry features as specified by the
ARC at the meeting.
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10.A final location and design details for the proposed trash and recycling enclosure shall be
included in working drawings for a building permit and shall be to the review and
approval of the Community Development and Utilities Departments. The ultimate design
shall be consistent with the Solid Waste Guidelines and coordinate with the exterior
design of the building.
Mitigation Measures (Some of the mitigation measures have already been addressed or will
be addressed at different phases than originally anticipated when the MND was approved by
the ARC in May 2006).
AESTHETICS (Section 1)
1.Undergrounding of existing overhead utilities along the project frontages shall be completed
to the satisfaction of the Public Works Director.
2.Design modifications and additions to the hospital building to provide architectural
continuity among the older and newer components of the building to the satisfaction of the
Architectural Review Commission.
3.Provide a visual simulation of the hospital addition to assist the Architectural Review
Commission in their evaluation of views of the project from Santa Rosa, Murray, and Casa
Streets.
4.Screen outdoor and roof-mounted mechanical equipment from on-site and off-site views to
the satisfaction of the Architectural Review Commission.
5.Provide a visual simulation of the parking garage to assist the Architectural Review
Commission in their evaluation of views of the project from Casa Street and from Foothill
Boulevard.
6.To screen and soften views of the parking garage and the parking lot along Murray Street,
use any combination of mounding (minimum of 3 feet in height), walls, raised planters and
dense plantings of shrubs and trees to the satisfaction of the Architectural Review
Commission.
7.Project lighting and photometrics shall be subject to review and approval by the
Architectural Review Commission with the objective of not creating a substantial new source
of lighting or glare. All new light sources proposed with this project shall be shielded from
off-site views, especially in the vicinity of the proposed garage.
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8.Design the parking garage to be compatible with nearby residential structures and uses and to
be pedestrian friendly at the street level to the satisfaction of the Architectural Review
Commission.
Plans submitted for architectural review shall clarify how
Monitoring Program:
undergrounding will be accomplished; show how the proposed number of tree removals has
been reduced; include a visual simulation of the completed project; provide for screening of
the parking areas; provide for screening of mechanical equipment; include details of
proposed exterior light fixtures and the associated photometrics; include design elements that
are compatible with nearby residential and pedestrian areas and that provide a level of
architectural continuity between existing and new structures on the hospital site. Building
plans shall be insubstantial compliance with plans approved by the Architectural Review
Commission.
AIR QUALITY (Section 3)
9.In order to reduce temporary and intermittent air pollution associated with grading and
construction of the proposed project, the following mitigation measures are required at the
start and maintained throughout the duration of the construction or grading activity:
a)Reduce the amount of the 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 would be required
whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be
used whenever possible;
c)All dirt stock-pile areas should be sprayed daily as needed;
d)Permanent dust control measures identified in the approved project revegetation
and landscape plans should be implemented as soon as possible following
completion of any soil disturbing activities;
e)Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading should be sown with a fast-germinating native grass seed
and watered until vegetation is established;
f)All disturbed soil areas not subject to revegetation should be stabilized using
approved chemical soil binders, jute netting, or other methods approved in advance
by the APCD;
g)All roadways, driveways, sidewalks, etc. to be paved should be completed as soon
as possible. In addition, building pads should be laid as soon as possible after
grading unless seeding or soil binders are used;
h)Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved
surface at the construction site;
i)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 CVC Section 23114;
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j)Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site, and
k)Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers with reclaimed water should be used where feasible.
l)Maintain all construction equipment in proper tune according to manufacturer’s
specifications.
m)Fuel all off-road and portable diesel powered equipment, including but not limited
to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, with ARB certified motor vehicle diesel fuel
(non-taxed version suitable for use off-road).
n)Maximize to the extent feasible, the use of diesel construction equipment meeting
the ARB’s 1996 or newer certification standard for off-road heavy-duty diesel
engines. Catalytic soot filters shall be used on at least two pieces of diesel
equipment projected to generate the greatest emissions. Where the catalytic soot
filters are determined to be unsuitable, install and use an oxidation catalyst.
Suitability is to be determined by an independent California Licensed Mechanical
Engineer who will submit for District approval a Suitability Report identifying and
explaining the particular constraints to using the preferred catalytic soot filter. This
information shall be included in the contractor bid package to ensure these
measures get incorporated into the project.
o)No person shall engage in any construction or grading operation on property where
the area to be disturbed is greater than one (1.0) acre unless an Asbestos Dust
Mitigation Plan for the operation has been:
1.Submitted to and approved by the Air Pollution Control District before the
start of any construction or grading activity; and
2.The provisions of that dust mitigation plan are implemented at the beginning
and maintained throughout the duration of the construction or grading
activity.
Monitoring Program: These conditions shall be noted on all project grading and building
plans. The applicant shall present evidence of a plan for complying with these requirements
prior to issuance of a grading or building permit from the City. The applicant shall provide
the City with the name and telephone number of the person responsible for ensuring
compliance with these requirements.
BIOLOGICAL RESOURCES (Section 4)
10.Project grading and construction shall not encroach into the creek setback area as required by
City Zoning Ordinance Section 17.16.025, except as previously approved by the
Architectural Review Commission to allow removal of existing encroachments and to
construct the accessway near the main entrance. Prior to the issuance of a grading permit,
the applicant shall mark the edge of grading with rigid fencing to the satisfaction of the
Natural Resources Manager. It shall be the applicant’s responsibility to notify the City when
such fencing is in place and to schedule an inspection.
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11.Trees identified by the Architectural Review Commission to be preserved shall be clearly
marked on grading and construction plans. The applicant shall submit a tree preservation
agreement for review and approval by the Community Development Director. The agreement
shall be secured by a bond in the amount determined by the City Arborist.
Monitoring Program
a)Prior to the issuance of a grading permit, the applicant shall mark the edge of
grading with rigid fencing to the satisfaction of the Natural Resources Manager. It
shall be the applicant’s responsibility to notify the City when such fencing is in
place and to schedule an inspection.
b)Tree preservation agreement.
CULTURAL RESOURCES (Section 5)
12. With the exception of testing and monitoring work that has already been done with
completed demolitions and site work, all of the mitigation measures detailed in the three
archaeological management reports prepared by Thor Conway shall be precisely followed,
including active monitoring of site work, utilities installations, and building construction.
Monitoring Program: Requirements for cultural resource mitigation and monitoring shall be
clearly noted on all plans for project grading and construction. The applicant shall submit
evidence of compliance with the monitoring program prescribed by Thor Conway, project
archaeologist, to the satisfaction of the Community Development Director.
ENERGY AND MINERAL RESOURCES (Section 6)
13.In accordance with the 2-24-05 letter from Melissa Guise of the County Air Pollution
Control District and City Energy Element goals, the following energy efficient measures
shall be incorporated into the project:
Plant shade tree along southern exposures of buildings to reduce summer cooling
needs.
Plant shade tree in parking lots to reduce evaporative emissions from parked vehicles.
Use double-paned, low E windows.
Use energy-efficient lighting; heating, ventilation, air conditioning and cooling; water
heating; and wall and ceiling insulation.
Plans submitted for architectural review shall indicate what energy efficiency
measures will be incorporated into the project design.
Monitoring Program: The Architectural Review Commission shall review plans to determine
their consistency with the energy efficiency mitigation measure. State Office of Safety,
Health, Planning and Development (OSHPD) would review the plans for the hospital tower
and evaluate their consistency with plans approved by the ARC. Prior to City issuance of
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any grading or building permits for other project components, Planning staff will review
plans for compliance with plans approved by the ARC.
GEOLOGIC RESOURCES (Section 7)
14.Construction documents shall be in accordance with the recommendations in the
geotechnical investigation reports (project number 1-0649) prepared by GSI Soils Inc.
Monitoring Program:Prior to issuance of a City grading or building permit, the applicant
shall provide the Chief Building Official with evidence that a qualified geotechnical
engineering firm has been retained to monitor site preparation and construction as
recommended in the geotechnical investigation reports (project number 1-0649) prepared by
GSI Soils Inc.
HYDROLOGY AND WATER QUALITY (Section 9)
15.The project shall be designed to provide adequate facilities to direct all contaminated water
from operational uses to the sanitary sewer system per Chapter 13.08 of the Municipal Code.
Oil and sand separators or other filtering media shall be installed in the new garage and at
each on-site drain inlet intercepting runoff as a means of filtering toxic substances from run
off before it enters the creek through the storm water system. It shall be the responsibility of
the applicant to see that such devices are regularly maintained to ensure efficient pollutant
removal.
16.The project shall, where feasible, utilize porous paving, landscaping, or other design element
to reduce surface water runoff in driveways, parking areas or vehicle display areas consistent
with Land Use Element Policy 6.4.7.
17.The project shall comply with the City’s Waterways Management Plan (2004 edition) and
any additional recommendations prescribed by the Hydrologic and Hydraulic Report
prepared by RRM Design Group, May 16, 2005.
Monitoring Program: Oil and sand separators or other filtering media shall be clearly shown
on plans submitted for architectural review and on construction documents.
LAND USE AND PLANNING (Section 10)
18.The applicant shall pay the fee of $140,000 to the Housing Authority to offset the loss of
housing previously approved by the City Council.
Monitoring Program: Prior to issuance of any City permit for this project, the applicant shall
submit evidence of compliance with this requirement to the satisfaction of the Community
Development Director.
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NOISE (Section 11)
19. All on-site generators shall be contained within an engineered enclosure with adequate
intake and exhaust silencers to ensure compliance with City policies and standards for noise
exposure.
20.All outdoor mechanical equipment shall be screened with a solid barrier or other device such
as acoustical louvers to reduce noise levels in compliance with City policies and standards
for noise exposure.
21.All exterior mechanical equipment proposed as part of this project shall be selected,
configured, located, and housed in such a way as to ensure compliance with City policies and
standards for noise exposure.
22.Construction activity shall comply with the City’s noise ordinance in terms of noise levels
and times of construction.
Monitoring Program: Prior to City issuance of any application for grading or building, the
applicant shall submit a report prepared by a qualified acoustical engineer which analyzes
project compliance with required noise mitigation. Prior to issuance of a certificate of
occupancy, a qualified acoustical engineer shall field verify that equipment as installed
complies with City polices and standards for noise exposure.
TRANSPORTATION/TRAFFIC (Section 15)
23.The applicant’s traffic engineer shall work with Caltrans and the City of San Luis Obispo to
improve traffic signal coordination timings on Santa Rosa Street (Hwy 1) between Walnut
Street and Foothill Boulevard.
24.The project shall include restriping Casa Street to create a separate northbound left and right-
turn lanes onto Foothill by removing parking on northbound Casa Street within 150 feet of
Foothill Boulevard. The applicant shall submit a striping and signing plan to accommodate
necessary changes to the street to achieve this to the Public Works Director for review and
approval prior to the issuance of a building permit by the State Office of Safety, Health,
Planning and Development (OSHPD
25.The applicant shall enter into an agreement with the City and shall post a “Letter of Credit”
or other cash equivalent surety to guarantee design and construction of a traffic signal and
signal interconnect(s) at the intersection of Foothill Blvd. and Casa Street.
26.The agreement shall be effective for five (5) years after completion of the proposed Sierra
Vista Hospital addition and shall include the following requirements:
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a)The owner/applicant shall provide annual monitoring of the intersection and/or
nearby traffic operations, to determine the possible need for a traffic signal, to the
satisfaction of the Public Works Director.
b)The monitoring and resultant reports shall be prepared by the owner/applicant’s
traffic engineer and delivered to the Public Works Director. If it is determined that
a traffic signal is necessary to mitigate traffic conflicts and operations, as
determined by the Public Works Director, the owner/applicant shall pursue said
construction within six (6) months of written notice by the Public Works Director.
27.As recommended in the final transportation analysis, the following measures shall be
implemented to assure adequate site access and on-site circulation:
a)Provide stop signs at two on-site internal intersections to designate vehicular right-
of-way.
b)Provide adequate striping and/or signage by the colored pavement by the hospital
tower.
c)Prohibit on-street parking on the west side of Casa Street adjacent to the existing
medical office building and from Deseret Place to 150 feet north of Deseret Place.
28.As recommended in the final transportation analysis, the following measures shall be
implemented to assure adequate pedestrian access and on-site circulation:
a)Relocate the proposed mid-block crossing across Desret Place, located immediately
west of Casa Street, closer to the Desert Place/Casa Street intersection or to the
southwest corner of the parking structure where the garage stairwells are located.
b)Provide pedestrian signal heads for northbound and southbound travel to the Santa
Rosa Street/Murray street intersection.
29.Prior to the issuance of a building permit by the State Office of Safety, Health, Planning and
Development (OSHPD), the applicant shall prepare, submit to the Public Works Director for
approval, implement and maintain an Employee Trip Reduction Program to reduce employee
commute trips by way of alternative transportation efforts including but not limited to
alternative transportation incentives, vanpool subsidies, transit subsidies, preferential parking
for carpools/vanpools, on-site rideshare matching services, and guaranteed ride home
services. The person/position responsible for coordinating this program and matching
carpool/vanpool commuters shall be identified on information made available to employees.
As a component of this program, the applicant shall provide all employees with City/County
bus information and implement incentives for carpooling and the use of public transportation.
Thereafter, this information shall be provided to all new employees. Additionally, bus route,
bicycle, and other alternative transportation information and contact information shall be
posted at employee entrances or break areas and at public lobbies to inform people about
alternative transportation options.
30.Plans submitted for final review by the Architectural Review Commission (ARC) shall
indicate design and location of:
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Short-term bicycle parking near the main public entrances.
Long-term bicycle parking near the main employee entrances.
Employee shower and locker facilities, typically one shower and three lockers for
every 25 employees.
Employee break area that includes refrigerators and seating.
31.The ARC-approved facilities shall be included on plans submitted to OSPD for a building
permit.
32.Long and short-term bicycle parking complying with City standards shall be provided for the
existing uses and new uses approved consistent plans granted final approval by the ARC.
Any existing bicycle parking that has fallen into disrepair shall be replaced.
33.At the time of submittal of plans for final review by the ARC, the Transit Manager shall
evaluate the transit stops abutting the subject property and identify any transit stop
improvements (such as a transit shelter) that the applicant is required to install pursuant to
the City’s Short Range Transit Plan. These improvements shall be included in the building
permit approvals and installed prior to the occupancy of any portion of the development
proposal.
34.Prior to the issuance of a building permit by OSHPD, the applicant shall submit to the Public
Works Director for approval, and implement a phasing plan for the project showing when the
on-site parking and circulation shown on the project plans will be provided in relationship to
the building expansion. Required parking shall be provided prior to or in conjunction with
each phase. Impacts to available parking shall be minimized through phasing, additional trip
reduction incentives, and the establishment of temporary parking areas if necessary. The
goal of the program is the reduce employee and patron demand for parking spaces by
providing alternative management strategies (for employees) and access means (e.g. van
pools, organized car pools, transit passes, and financial inducements that support alternative
modes) for employees and patrons during times on-site parking is limited during
construction.
Monitoring Program: Prior to issuance of any City building or grading permits, the applicant
shall submit to the Public Works Director for review and approval:
a copy of the parking demand management plan for use during construction;
a copy of the Employee Trip Reduction Program;
an agreement regarding the Casa/Foothill signal; and
any transit stop improvements (such as a transit shelter) that the applicant is required
to install pursuant to the City’s Short Range Transit Plan as identified by the City’s
Transit Manager.
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Required physical improvements shall be shown on the plans for architectural review and
project grading and construction and shall be installed prior to City issuance of a certificate
of occupancy for the garage. Site grading and building plans shall be in substantial
compliance with plans approved by the ARC. The applicant shall submit copies of incentives
offered to employees for carpooling and using public transportation to the satisfaction of the
Community Development Director prior to issuance of any City grading or building permits
for the project.
UTILITIES AND SERVICE SYSTEMS (Section 16)
36. To help reduce the waste stream generated by this project:
a)Site development shall include convenient facilities for interior and exterior on-site
recycling.
b)The project shall include a construction and demolition debris recycling plan for
recycling, at a minimum, 50% of the discarded materials, such as concrete,
sheetrock, wood, and metals, from the demolition of existing buildings and
proposed construction. The plan must be submitted for approval by the City's
Utilities Conservation Coordinator or the Community Development Director, prior
to the demolition or building permit issuance.
c)The project shall provide a plan for the disposal, storage and collection of solid
waste material (trash and recyclables). The development of the plan shall be
coordinated with the City’s franchised solid waste collection and disposal firm, San
Luis Garbage Company. The plan must be submitted for approval by the City's
Utilities Conservation Coordinator or the Community Development Director.
d)Recycled-content materials shall be used in structural and decorative building
components and in surfacing wherever feasible.
Monitoring Program: The applicant shall provide evidence of compliance to the Chief
Building Official prior to issuance of a grading or building permit.
Attached:
Attachment 1: Vicinity map
Attachment 2: Project narrative
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Attachment 3: Reduced project plans
Attachment 4 5-15-06 ARC approval letter for trauma tower & parking structure
Attachment 5: 9-16-05 variance approval letter for trauma tower & parking structure
Attachment 6: City Council resolution No. 9431 (2003 Series) approving Use Permit U 145-01
In Commissioner packets: Full-sized plans of the current project plans
L:Arc\\Sierra Vista 234-04\\Sierra Vista MOB ARC 118-07