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Item 1 - ARCH-0161-2019 (1911 Johnson)
Meeting Date: September 16, 2019 Item Number: 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The project consists of a phased expansion of the French Hospital campus, including: 1) a four‐level, 234‐space, 91,500‐square foot parking garage and future 6,400 square feet of laboratory and storage uses, and roof‐top helistop (Phase 1) and 2) an approximately 90,000‐square‐foot, four‐story, medical tower, including but not limited to, medical facilities and offices, 82 patient rooms, dining and kitchen facilities, chapel, lobby, outdoor dining area, new generator yard, and new hospital entry and drop‐ off plaza (Phase 2). The project includes reconfigured surface parking, additional bicycle spaces, a realigned bike path and associated easement, tree removals, landscaping, and exterior lighting. In addition to design review, the applicant is requesting a use permit to amend the French Hospital Campus Master Plan to incorporate the proposed expansion and parking garage, and a variance to allow a 68‐foot tall medical patient tower (and associated elevator tower at 78 feet above average natural grade) and 46‐foot tall parking garage (and associated elevator tower up to 55 feet in height). General Location: The approximately 18‐acre French Hospital campus is located at 1911 Johnson Avenue, and extends generally from Johnson Avenue to the railroad tracks. The main hospital access is at the stoplight at Johnson Avenue and Lizzie Street. There is also a stoplight at Johnson Avenue and Ella Street with access to the site from Ella Street. Present Use: French Hospital, Copeland Education Pavilion, Pacific Medical Plaza, medical offices, bike path, parking Zoning: O‐S (Office) General Plan: Office Surrounding Uses and Zoning: East: Hospital campus, residential / O‐S and R‐2 West: Hospital campus, residential / O‐S and R‐3 North: Hospital campus, residential / O‐S and R‐3 South: Hospital campus, residential / O‐S and R‐2 FROM: Shawna Scott, Senior Planner PROJECT ADDRESS: 1911 Johnson Avenue FILE NUMBERS: ARCH‐0161‐2019; USE‐0500‐2019; VAR‐0499‐2019 APPLICANT: Dignity Health Corporation REPRESENTATIVE: Brian Starr, SDG Architects ____________________________________________________________________________________________________ Figure 1: Subject Property Item # 1 Packet Page 1 ARCH‐0161‐2019; USE‐0500‐2019; VAR‐0499‐2019 1911 Johnson Page 2 2.0 PROPOSED DESIGN Architecture: Contemporary Design details: Phased construction of parking structure (Phase 1) and hospital expansion (Phase 2), helipad on top of proposed parking structure, open floors with partial walls to screen headlights (parking structure), relocated main hospital entry with circular driveway (arrival court and drop‐off area), pathway showing enhanced paving to connect the proposed parking garage to covered hospital entry, outdoor areas including a ground level patio adjacent to dining area and covered garden patio on second level of patient tower, glazed windows on the patient tower elevations, flat roof with screened mechanical equipment, new generator yard to be screened with landscaping, landscaping throughout reconstructed surface parking area and within/adjacent to buildings Materials: Parking structure: Painted concrete, corrugated box metal siding, planter boxes Hospital expansion: Stucco, metallic roof eaves and trim, corrugated metal panels, spandrel panels, glazed windows with aluminum mullions Colors: Creams, tans, gray, metallic effects 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide initial comments to staff and the applicant. The project will return to the ARC for design review following completion of environmental review at a date to be determined, with action to be taken by the Planning Commission. 4.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Setback – Front/Street (Johnson) Setback – Street (Iris)* 130 ft (min) (Chapel) 35 ft (min) (Patient Tower) 15 feet 23 feet Setback – Side* 35 ft (min) (Patient Tower) 35 ft (min) (Parking Structure) 23 feet 23 feet Maximum Height of Structures** 68 ft with 78‐ft tall elevator tower (Patient Tower) 46 ft with 55‐ft tall elevator tower (Parking Structure) 35 feet (standard) Figure 2: Proposed Patient Tower Figure 3: Proposed Parking Structure Item # 1 Packet Page 2 ARCH‐0161‐2019; USE‐0500‐2019; VAR‐0499‐2019 1911 Johnson Page 3 Site Details Proposed Allowed/Required Floor Area Ratio (FAR) 0.5 1.5 Max Building Coverage (footprint) 24 % 60 % Required Parking Spaces 759 543 Environmental Document Initial Study to be prepared. * Edge conditions apply per Table 3‐3: Edge Conditions Minimum Setbacks ** Applicant is requesting height variance per Zoning Regulations Chapter 17.114: Variances 5.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS1 Highlighted Sections Discussion Items Chapter 2, General Design Principals §2.1.B. Site Design, consider the context §2.1.F. Coordinate the new with the old The location of the project within an existing hospital campus provides a context specific to this site, and the relative function and coordination among the various medical and office buildings and facilities, which is recognized in the site’s O‐S zone. The proposed design unifies the campus aesthetic by using consistent themes, colors, and materials found within the existing campus. §2.1.C. Site function Overall, the project achieves compatibility with the existing building elements within the hospital campus, including the location of the patient tower to be constructed as an extension of the existing hospital building, and the parking structure proximate to the proposed new entrance to the hospital, consistent with the intended function of the campus as a whole. Chapter 3, Section 3.1 – Commercial Project Design Guidelines §3.1.A. Overall design objective for commercial projects While the CDG does not include specific design guidelines for hospitals or parking structures, the commercial project design guidelines are applicable. Relevant guidelines include: avoidance of “boxy” structures by articulating building forms and elevations to create interesting rooflines, building shapes, and patterns of shape and shadow; provision of landscaping to help screen parking, equipment, and storage areas; provision of logical and safe access; and locating outdoor equipment, trash receptacles, storage, and loading areas in the least conspicuous part of the site. The ARC should discuss the project’s consistency with these overall design objectives. §3.1.B.4. Form and mass The proposed patient tower incorporates wall offsets, particularly on the east and west elevations, including the proposed new entrance and third level outdoor garden patio. The proposed parking structure shows some wall articulation at the building corners, and additional offsets along the sides of the structure; the floors would be open with panels in place to block vehicle headlights. The ARC should discuss each structure’s form and mass in relation to this guideline. 1 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Item # 1 Packet Page 3 ARCH‐0161‐2019; USE‐0500‐2019; VAR‐0499‐2019 1911 Johnson Page 4 Highlighted Sections Discussion Items §3.1.B.8. Entries The proposed patient tower includes a new hospital entrance, which is accessed by a circular driveway (for vehicles) and decorative paved walkways (for pedestrians accessing the entrance from the surface parking and proposed parking structure). The design incorporates a covered entrance supported by columns, large expanses of windows, and wall projections, all of which call attention to the entrance. §3.1.B.9. Additions to existing structures The ARC should review the proposed project, with attention to scale, proportion, massing, colors, materials, and detailing relative to the existing hospital. §3.1.C.1. Site planning, Consider neighboring development. The project site consists of an existing medical campus, which is generally surrounded by residential development. The ARC should review the project within the context of both the campus itself and surrounding uses. §3.1.C.5. Site planning, screening The ARC should review the project, including uses such as the parking structure and generator yard, and identify if additional screening (landscaping or structural) should be incorporated into the project to decrease potential noise, visual, and privacy issues. 6.0 ACTION ALTERNATIVES As the purview of the ARC’s review of this project is limited to conceptual review, and no action or recommendation to the Planning Commission will be made at this time, no action alternatives are identified. 7.0 ATTACHMENTS 7.1 Project Description and Project Plans Item # 1 Packet Page 4 STUDIO DESIGN GROUP ARCHIT!;:CTS, INC PROJECT INTRODUCTION French Hospital Medical Center Dignity Health Proposed Patient Tower, Chapel and Parking Structure Prepared by Studio Design Group Architects Inc. July 23, 2019 In 1993, the City approved a Master Plan for the French Hospital campus that anticipated the ultimate build-out of the site with needed facilities for a range of different services. The plan included four new buildings, an addition to the hospital, and a substantial expansion of site parking. The 1993 City approval included a mitigated negative declaration (MND) that addressed significant environmental impacts associated with the proposed project. On March 15, 2013, Administrative Use Permit A 140-11 was approved amending the original 1993 Master Plan. Although the configuration and placement of proposed buildings were modified in the 2013 Master Plan amendment the gross area and potential impacts considered by the 1993 Master Plan remained substantially unchanged. The City requested an update to the original 1993 traffic study, which concluded the original 1993 traffic report was still relevant and the proposed changes to the master plan would not adversely affect the baseline intersection operations or level of service on Johnson Avenue. The revised master plan was approved by the City in 2013. In 2016, the master plan was revised and approved by the City once again to accommodate a new four-story Medical Office Building and parking garage. Similar to the master plan amendment three years earlier, building areas approved in the 2013 Master Plan amendment were reallocated to new the buildings shown on the 2016 Master Plan. No increase in the gross area approved for the campus by the 1993 Master Plan was proposed. Rather, the total building area approved for the campus in the original 1993 Master Plan was once again reallocated in the 2016 Master Plan so as to comply with the original 1993 MND. For the last sixteen years Dignity Health has continually upgraded and improved all patient care departments inside the original 1971 hospital building. After several years of detailed study, planning and projection of community healthcare needs over the next 50 years Dignity Health has determined that all of the previously approved building allocations spread across several future buildings should be consolidated into a single 89,775 SF, 4-story, 82 bed Patient Tower Expansion. This current Master Plan proposal also includes a new 1,000 SF Chapel to be constructed within the existing Entry Portico and a new 243 space parking structure with a helistop on the top level. The helistop will serve the Emergency Department expansion project currently under construction as well as the proposed Neonatal Intensive Care Unit (NICU). PROJECT INFORMATION Hospital Patient Tower Expansion Area: 89,775 SF Additional Beds: 82 Stories: Four Height above average natural grade: 68 feet Occupancy: 1-2 Chapel Area: 1,000 SF Additional Beds: (N/A) Stories: One Height above average natural grade: (within existing Entry Portico) Occupancy: A-3 JUL 2 6 2019 ATTACHMENT 1Item # 1 Packet Page 5 French Hospital Medical Center Dignity Health Proposed Patient Tower, Chapel and Parking Structure Generator/Oxygen Yard Area: 1,800 SF Occupancy: U Parking Structure Parking Area: 97,900 SF (including 4,300 SF shell space for future Laboratory & 2, 100 SF for Storage) Number of Parking Spaces: 243 Helistop Area: 2,000 SF Stories: Four (including helistop) Height above average natural grade: 46 feet Occupancy: S-2/B Parking Statistics Existing number of parking spaces: 709 Number of spaces at completion of Parking Structure (Phase I): 698 Spaces at completion of Patient Tower (Phase 11): 759 SITE INFORMATION & SETTING The overall hospital campus property is about 18 acres in size and extends generally from Johnson Avenue to the railroad tracks. The developed part of the hospital property is fairly flat, but there is a steep slope bank between Johnson Avenue and the front parking lot, and another steep slope bank between rear parking areas and the undeveloped property owned by the hospital to the west. 2 The overall campus site development presently includes the one-story French Hospital building, the three story Copeland Health Education Building, the three-story Pacific Medical Plaza to the south of the hospital (separate ownership), and the Ella Street medical condominiums (separate ownership) further to the south. A 1,800 square-foot modular building that serves as a business office is located on the north side of the hospital. Surface parking lots surround the buildings on the perimeter of the campus. Surrounding land uses include vacant land to the west, and residential uses to the north, south and east. A summary of all buildings (existing and proposed) is shown on Sheet R-102 of plans The campus several underlying legal parcels, some of which are under separate ownership. In conjunction with this application Dignity Health is planning to merge their parcels 2, 3 and 4 with a portion of Parcel 6 (under separate ownership) as required to construct the proposed Patient Tower and Parking Structure. Refer to sheet A002 of the Schematic Plan documents for location of property lines to be extinguished. The main hospital access is at the traffic signal at Johnson Avenue and Lizzie Street. There is also a traffic signal at Johnson Avenue and Ella Street providing access to the site from Ella Street. PROJECT DESCRIPTION The proposed Tower Expansion and Parking Structure buildings are described on Sheet R-101 as Building G and Building H respectively. Specific information for each building is shown in the Project Information section above. The footprint of each building is currently paved and used for surface parking. Tower Expansion Building The proposed Tower building has been designed to coordinate with the surrounding existing ATTACHMENT 1Item # 1 Packet Page 6 ,' French Hospital Medical Center Dignity Health Proposed Patient Tower, Chapel and Parking Structure 3 buildings. The main stucco building color (Lanyard) and slate gray horizontal rib accent panels are borrowed from the adjacent Pavilion Building. The new Main Entry faDade has deep recessed and broad overhangs with large areas of glazing to take advantage of the views of downtown and Cerro San Luis Mountain beyond. Aluminum shading devices similar to those used on the Pavilion Building are included in the glazing system surrounding the main entry. A large, covered terrace on the second level provides visitors and patients with access to fresh air, sunshine and views. Recessed stucco control joints relieve large wall surfaces and three dimensional aluminum window surrounds at the patient rooms. Roof mounted HVAC equipment is screened from view with horizontal metal panels similar to the panels used on the adjacent Pavilion Building. Chapel A new 1,000 SF chapel and Chaplain's Office will be constructed under a portion of the existing Johnson Street entry portico adjacent to the existing Healing Garden. The entry vestibule connecting the patient drop-off to the existing hospital lobby will continue to serve as a main access point but the majority of visitors will be directed to the new main entry at the proposed Tower Expansion building. The Chapel will include tall windows allowing natural lights and views to the Healing Garden. Parking Structure The proposed Parking Structure maintains strong horizontal lines typical of parking structures accentuated by full height shear panels that provide lateral resistance and visual balance. The 6,400 SF bottom level shell space (future 4300 SF Lab & 2100 SF Storage space) sits below the hospital and includes a pedestrian plaza. The cast-in-place concrete structure will be painted with exterior colors to match those of the Pavilion Building and proposed Tower building. The parking structures at Sierra Vista Regional Medical Center and at Mindbody on Tank Farm Road are examples of the exterior finishes proposed. BUILDING HEIGHT The four-story Patient Tower building height is proposed to be 68 feet above average natural grade. Stair/Elevator penthouses and mechanical screening extend an additional 10 feet as allowed by the Zoning Regulations. The previous master plan approval included a variance of up to 62 feet high for a new medical office building (where the current parking structure is proposed to be located) that was never constructed. The proposed Tower is sited at the rear of the site and substantially set back from adjacent streets. Although the proposed Patient Tower is the same height as the previously approved medical office building it will be constructed on the lower portion of the site to the west of the hospital. Accordingly the top parapet of the proposed Patient Tower (353.75') will actually be less than the height of the existing Pacific Medical Plaza building (354.80'). The proposed Parking Structure will be 46 feet above average natural grade (to the top of the guardrail on the highest level. The helistop and elevator penthouses exceed the proposed uppermost guardrail height by 1 O' feet as allowed by the Zoning Regulations. Given past precedent, the placement and the design of the proposed Tower and Parking Structure buildings, Dignity Health is requesting the previously granted variance of 68 feet be re affirmed for the present project. TRAFFIC/FLOW Presently an estimated 80-90% of all traffic enters the site at a signaled intersection at Johnson Avenue. Two secondary traffic entries are via Ella Street and access the rear of the property. A fourth vehicular access (from Breck Street) was constructed with the recently completed parking lot expansion north of the Pavilion Building. ATTACHMENT 1Item # 1 Packet Page 7 French Hospital Medical Center Dignity Health Proposed Patient Tower, Chapel and Parking Structure 4 The reallocation of use from medical offices (previously approved Master Plan) to hospital use (current Master Plan) results in a slightly decreased overall traffic impact. This is due to the higher trips and turnover associated with medical offices when compared with trips and turnover typical for hospital patients, visitors and staff. An updated traffic report (July 15,2019) is included with the current application concludes the proposed project "would result in fewer trips being generated than the 1993 Master Plan and would not significantly impact the existing roadway conditions." An easement for a public bike path was granted to the City in conjunction with the 2012 Master Plan update. The proposed plan includes a slight modification to the existing bike path. PARKING All parking is presently surface parking and includes spaces for approximately 709 cars, well in excess of City requirements for the current uses. A reciprocal parking and drive agreement with the two neighboring medical office building parcels (Parcels 5 & 6) allow shared parking and drive areas between all three ownerships for all areas of the combined campus. The majority of existing site parking is provided at the rear of the hospital site. The proposed Tower (and future Lab space on the lower level of the proposed Parking Structure) will require a total of 96 additional spaces. Above and beyond the number of required parking spaces Dignity proposes to add an additional two levels to the proposed parking structure to increase the height of the structure as required to accommodate the helistop approach/departure glide path. Accordingly the completed Parking Structure will provide 243 parking spaces for a total of 759 spaces on the campus. Sheet R-102 of plans provides a complete parking summary that includes the requirements for all existing and proposed buildings. The summary specifies the existing number of space and the number of spaces proposed to be removed/added as well as the number of spaces available at the conclusion of both Phase I and Phase II. In addition to the parking available on campus Dignity Health has leased approximately 75 parking spaces nearby at the 'Renovate' First Baptist Church at 2075 Johnson Street. These spaces are for employees and construction personnel and are available 6:00 AM to 8:00 PM Monday through Friday. This lease will expire after completion of the Tower project on 12/31 /2023. HELISTOP As noted in the introduction above this Master Plan proposal includes a new 243 space parking structure with a helistop on the top level to serve the existing Emergency Department and the proposed Neonatal Intensive Care Unit (NICU). Based on San Luis Obispo County Emergency Medical Services records the anticipated flight frequency is three helicopter trips per month. A preliminary Noise Analysis Study is included in the attached planning application. PUBLIC ART French Hospital Medical Center strongly supports the cultural and wellbeing values that art can add to our environment. The existing hospital includes art in the interior public spaces as well as sculptures by local artists in the existing Healing Garden. The Hospital proposes to continue their commitment to art as a healing element in collaboration with the City's Public Art Proposal program. Potential areas for new Public Art include the main entry plaza of the proposed Patient Tower, an interior garden court adjacent to the new cafeteria and a second floor exterior terrace above the main entry. Once the hospital has engaged an artist(s) a separate application will be submitted for review and approval of the proposed Public art in these areas. ATTACHMENT 1Item # 1 Packet Page 8 I ,, French Hospital Medical Center Dignity Health Proposed Patient Tower, Chapel and Parking Structure PROJECT SCHEDULE 5 The Parking Structure (Phase I) will break ground in March 2020. The Tower construction (Phase 11) will start approximately six months later. There will be a period of approximately four months where both the Parking Structure and the Tower will be under construction. The following exhibits illustrate the proposed phasing, schedule and available parking throughout the project. DIGNITY FRENCH MEDICAL CENTER Available Parking During Construction "l'Prox. Net Dab! Add/loss Cumulative Current Juiy 2019 • 709 At start of conwutlfon Mar. 2020 75, 764 Parkins New Medical Garage Tower After start Mar. 2020 -171 613 AOer start Aug, 2020 -146 467 Feb. 2021 306 Al completion 773 Al compCetion Ocl, 2022 61 63·1 Fm al Dec. 2023 -75 759 CONCLUSION NotM: Addition of spaces due lo Firsl Baptist Church parking agreement Structure footprint pfus adjacent laydown bay lost 146 in Tower+ favcfown area (pfus 6 molorcyde spots) 243 spaces in structure+ 63 in adjacent surrace parking bay & regained laydown area (plus 20 motorcycle spots) Regam laydown area back Afler end ofFirsl Baptist church p.11kin): aRrecnwn1 The completion of the proposed Patient Tower, Chapel and Parking Structure will ensure that state-of-the-art patient care is provided for the health of the entire community. The investment by Dignity Health in this project demonstrates the strength of their commitment to a shared vision for a healthy future for San Luis Obispo. 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Page 25 ATTACHMENT 1Item # 1Packet Page 26 ATTACHMENT 1Item # 1Packet Page 27 ATTACHMENT 1Item # 1Packet Page 28 ATTACHMENT 1Item # 1Packet Page 29 ATTACHMENT 1Item # 1Packet Page 30 7/25/19FHMC Parking Structure 2.14.vwxSheet NumberSheet TitleCurrent Revision RevisionsProject InformationProject No.:PIC / AIC:Date:Phase:Agency ApprovalDrawing PackageKey PlanSCHEMATIC DESIGNDIGNITY HEALTH FRENCH HOSPITAL MC - PARKING STRUCTURE1866 DD7/24/19SECTIONSPA310FUTURE LABGENERAL PARKING15'-6"HELISTOPFF: 311'STORAGEFF: 268'LEVEL 1FF: 279'LEVEL 2FF: 290'LEVEL 3FF: 301'LEVEL 411'-0"11'-0"11'-0"FF: 273.5'LEVEL 1FF: 284.5'LEVEL 2FF: 295.5'LEVEL 3FF: 306.5'LEVEL 4/HELISTOP11'-0"11'-0"11'-0"FF: 323.5'ELEVATOR17'-0"GENERAL PARKINGFF: 268'LEVEL 1FF: 279'LEVEL 2FF: 290'LEVEL 3FF: 301'LEVEL 411'-0"11'-0"11'-0"FF: 273.5'LEVEL 1FF: 284.5'LEVEL 2FF: 295.5'LEVEL 3FF: 306.5'LEVEL 4/HELISTOP11'-0"11'-0"11'-0"FF: 323.5'ELEVATOR17'-0"4'-0"STAFF PARKINGSTAFF PARKING0816SECTION B1/8" = 1'-0"0816SECTION A1/8" = 1'-0"ATTACHMENT 1Item # 1Packet Page 31 ATTACHMENT 1Item # 1Packet Page 32 Building/UseSF (Gross per City standard)# Licenced BedsParking Calc/RatioExisting BuildingsFrench Hospital87,850 112N/A173Pacific Medical Plaza48,000 N/A 1/260 [2] 185Modular Business Office1,800 N/A1/300 6Health Education and Technology Pavilion (Bldg B), Office17,742 N/A1/300 59ED Expansion (Bldg F)8,669N/AN/A4[3]Proposed BuildingsPatient Wing Tower (Bldg G)89775821 per bed 82 [3]Chapel (Bldg I)1000N/AN/A0Hospital Lab (Bldg H)4300N/A1/300 14Sub-Total259,136523Ella Street Office Building [1]12,000 N/A1/200 20Total 271,136 194543Total parking spaces presently provided 709 Net loss of surface spaces at building sites-193 Plus New Parking Structure243Grand Total of parking spaces as shown on this sheet759FOOTNOTES[1] '93 Approved Plan did not account for Ella Street MOB (46 spaces total; 26 on Ella site plus 20 on Campus) Per Use Permit U 1100 and ARC 83-39, 20 spaces of the required 46 spaces are required "off-site". (ie shared parking on the Campus).[2] City allowed 1/260 parking ratio for mixed use of Medical Offices and Hospital uses.[3] One parking space per treatment room per 9/17/15 correspondence with City of SLO Planning.Master Plan Proposed 2019 Revisions &Parking Requirements Min. Parking Required25026026522277722770700070025525525525525285 2852953053103155310305315305295320290295290290290952852902952222972962962972972852852852902290296297296300295310285280275265226060606026262626026022602556666552222626266656565222262626266565652226227027529555222727757552227277575280290300290 250502502502502552225055522262665285290255000292970285527 8582900000050000500505050505050505050505050505050505050505050505505025555252525252525252525252525252525252525252525252525252522222222222555555555528 255255006026060602626330555 28888EtietiexiutotttraxuoeaDraEEEDaaaaDEEDDDDaetttooooottEEEEDDDDDacii29622(E)(E)(E)(E)SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS1213121617181920212223242526272829301234567891011121314157VAN3456COMPACT8910111415161718COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTSHAFT2TCOMPACT2285285290290902952000088288028800288888888888888888000000000000000000289090270701213121617181920212222232425262262728282930123456789101112121314157VAN334561810SHAFTCOMPACT891011141551617COMPACTCOMPACTCOMPACTCTCOMPACTCOMPACTCCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCT2888858888888228227/25/19FH Master Plan Site 5.3.vwx012024060PROPOSED OVERALL CAMPUS MASTER SITE PLANFRENCH HOSPITAL MEDICAL CENTER2019 PROPOSED MASTER PLAN R-101Sheet NumberSheet TitleCurrent Revision RevisionsProject InformationProject No.:PIC / AIC:Date:Phase:Agency ApprovalDrawing PackageKey PlanSCHEMATIC DESIGNDIGNITY HEALTH FRENCH HOSPITAL MC - PARKING STRUCTURE1866 07/24/19DDGEN. YARDBRECK STREETBRECK STREET FRENCH HOSPITAL MEDICAL CENTERPACIFICMEDICALPLAZAELLA ST.MEDICALOFFICEBUILDINGLEGENDEXISTING BUILDINGSPARKING ON GRADE (COMPLETED)E.D. EXPANSIONPROPOSED PATIENT WING EXPANSIONPROPOSED CHAPELPROPOSED PARKING STRUCTUREJJJOHNSONONHNSOJOHO AVENUEAVNUJOHNSON AVENUEELLA STREETPROPOSED PATIENT WING ADDITION. NET LOSS OF 85 PARKING SPACESEMERGENCY DEPT. EXPANSION UNDER CONSTRUCTION.PARKING LOT EXPANSION(COMPLETED): +87 PARKING SPACESIRISIRIS STREETIRIS STREET(E) DETENTIONBASIN(E) EMERGENCYVEHICLE ACCESSPARCEL 2PARCEL 3PARCEL 4PARCEL 6PARCELS 7, 8, 9APAVILIONOPEN SPACE EASEMENTBFF: 297.53'FF: 284.5' 297.5'296FPARKING LOT EXPANSION (COMPLETED) +15 PARKING SPACESG2972SITE ENTRYPROPOSED PARKING STRUCTURE & LAB. NET GAIN OF 136 PARKING SPACES-(E) REMOVED: -108-(N) SPACES: +244HPROPOSED PATH OF TRAVEL TO PUBLIC WAYPROPOSED MODIFICATION TO OPEN SPACEMODULARPROPOSED CHAPELFBGHLOADINGBAYIIPARCEL 1PROPOSED ADDITION TO OPEN SPACE TO OFFSET AREA USED BY GEN. YARDVILLA CALLE HIGHLANDSATTACHMENT 1Item # 1Packet Page 33 French Hospital Medical Center- Campus Master Plan Comparison - 1993 to Present7/24/19Building Areas and City Required ParkingBuilding/UseParking ChangeArea Parking Area Parking Area Parking Area Parking Area Parking Area Parking from 1993 PlanFrench Hospital 83,000 173 83,000 173 83,000 173 83,000 173 87,850 173 87,850 173 0Pacific Medical Plaza (medical offices)48,000 185 48,000 185 48,000 185 48,000 185 48,000 185 48,000 185 0Modular Business Office 1,800 6 1,800 6 1,800 6 1,800 6 1,800 6 1,800 6 0OR Expansion (Bldg. D) 9,500 0 4,850 0 4,850 0 4,850 0 In Hospital 0 In Hospital 0 0Copeland Pavilion (Bldg. B-offices) 35,000 175 18,000 48 17,742 59 17,742 59 17,742 59 17,742 59 -116Hospital Office (Bldg. A) 6,000 20 6,000 20 6,000 20 6,000 20 0 0 0 0 -20Medical Arts Building Total (Bldg. E) 30,000 150 30,000 150 30,000 150 31,471 157 58,600 229 -150Surgery Center / Cath Lab Floor 116,500 18Clinic Floor 110,600 53Medical Office Floors 2, 331,500 158ER Expansion (Bldg. F) - 5,450 275,450 275,450 278,669 48,669 44Hospital Expansion (Bldg. C)6,000 2017,550 2217,550 2217,550 2214,000 240 0-20Patient Wing Tower (Bldg G)89,775 8282Chapel (Bldg I)1,000 04,300 1414Sub-Total219,300 729 214,650 632 214,392 642 215,863 649 236,661 680 259,136 523 -206Ella Street Office Building12,000 2012,000 2012,000 2012,000 2012,000 2012,000 200Total231,300 749 226,650 652 226,392 662 227,863 669 248,661 700 271,136 543 -2062/1/19 Parking provided 704Parking provided at completion759(1) The 1993 Master Plan received a mitigated negative declaration (MND) following the environmental review process. This MND was also used to support the 2013 Master Plan revisions.Therefore the 2018 Patient Wing parking is compared to the parking in the 1993 Master Plan since the MND that evaluated the traffic and parking impacts was based on this Master Plan.(2) "2013 Pavilion ARC" represents the present actual campus conditions as of 2/1/19.Hospital Lab (Bldg H)2012 Master Plan2016 MAB ARC/Master Plan1993 Master Plan (1)2013 Pavilion ARC (2) 2014 MAB ARCNot constructedNot constructedSUBSEQUENT MASTER PLAN AMENDMENTSORIGINAL MASTER PLANCURRENT PROPOSAL2019 Patient Wing7/25/19FHMC Parking Structure 2.14.vwxSheet NumberSheet TitleCurrent Revision RevisionsProject InformationProject No.:PIC / AIC:Date:Phase:Agency ApprovalDrawing PackageKey PlanSCHEMATIC DESIGNDIGNITY HEALTH FRENCH HOSPITAL MC - PARKING STRUCTURE1866 DD7/24/19Master Plan Comparision SpreadsheetR102ATTACHMENT 1Item # 1Packet Page 34 NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG020 20 40HORIZONTAL SCALE: 1" = 20' ©No. DateDescriptionS:\all jobs\2018 All Jobs\181067 - French Hospital Tower Addition (Civil) - Cuningham\02_Working Drawings\01_24X36\02_ONSITE\GRADING SHEET.dwg, C-2.1, Jul 17, 2019 9:57am, MilesEngineer of Record:Plan Prepared By:Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TS CTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETH B. BROW N PLAN REVIEW SETNOT FOR CONSTRUCTIONSITE CONSTRUCTION NOTES:CONSTRUCT A.C. PAVING SECTIONCONSTRUCT 6" CONCRETE CURBPARKING STRIPING PER CITY OF SAN LUIS OBISPO STANDARDS AND SPECIFICATIONS.CONSTRUCT SITE WALLCONSTRUCT P.C.C. FLATWORK SECTION, FINISH PER ARCHITECT'S PLANSCONSTRUCT ADA CURB RAMPCONSTRUCT 6" ROLLED CONCRETE CURB, 10' TRANSITION TO 6" VERTICAL CURB WHERE ADJACENT TO VERTICAL CURBCONSTRUCT CONCRETE PAVINGCONSTRUCT PERVIOUS PAVERSCONSTRUCT RAISED CROSSWALK PER CITY STANDARD12345678910SITE RETAINING WALLSTORMDRAIN INLET BOXSTORMDRAIN MANHOLECONCRETE FLATWORKAC PAVINGPROPOSED DOOR. FS AT CONCRETE ADJACENT TO DOOR (THRESHOLD) =1/4" BELOW FF ELEVATIONPROPOSED SPOT GRADESSPOT GRADES (EXISTING)(234.67 FL)234.67 FLMAJOR ELEVATIONMINOR ELEVATION (EXISTING)MAJOR ELEVATION (EXISTING)345345274.90 TC274.50 FS277.25 TW275.00 BW/FS(281.90 FS)282.50 FS - TOP OF DOCK278.50 FS297.50 TW/FS278.58 BW282.50 TW281.00 BW/FL8%278.40 FS/TW277.50 BW/EG(283.90 FS)(283.00 FS)10%(285.10 FS)(285.90 FS)6297.50 FS297.50FS276.67 FS1152323276.80 FS275.50 FSSHEET SHEET TITLEC100GRADING PLANC200UTILITY AND DRAINAGE PLANSHEET INDEXGENERAL NOTES:SEE UTILITY PLAN FOR STORM DRAIN, SANITARY SEWER, AND WATER UTILITY INFORMATION.SEE ARCHITECT'S PLAN FOR ADDITIONAL SITE PLAN INFORMATION, INCLUDING PROPOSEDFENCING AND LANDSCAPING.PER CONDITION OF APPROVAL #25 FOR ARCH-3641-2016, REVISIONS TO THE PARKINGSTRUCTURE BUILDING "IS CONSIDERED PART OF THE LARGER CAMPUS ENTITLEMENTS. ASSUCH, THIS PORTION OF THE PROJECT IS NOT SUBJECT TO THE CURRENT POSTCONSTRUCTION STORMWATER REGULATIONS."040 40 80HORIZONTAL SCALE: 1" = 40'AENTRANCE INSETNSEE INSET A,"ENTRANCE INSET"BELOWTYP.TYP.44PROPOSED GENERATORENCLOSUREPROPOSED PARKINGSTRUCTURE(273.95 TC)(273.45 FL)(274.00 FS)273.60 FG(286.50 FS)ELLA STREET IRIS STREET JOHNSON AVENUEGRADING LIMIT LINE2:1 MAX RELOCATED PATHWAY7EXISTING FRENCH HOSPITAL MEDICAL CENTEREXISTINGMEDICALFACILITYEXISTING PACIFIC MEDICAL PLAZASAWCUT3454275.10 TC274.60 FS(273.00 FS)278.00 TW277.40 BW/FL283.60 FS274.35 TC273.85 FL274.00 FG2EXISTING STORMDRAINAGE STRUCTURETO REMAIN, TYP. LIDADJUSTED TO FINISHEDSURFACE ELEVATIONEXISTING STORMDRAINAGESTRUCTURE TOREMAIN, TYP.(262.90 IE W)(263.25 IE E)(274.15 TG)274.60 TG274.10 FG274.60 TG274.10 FG274.90 TG282.45 TG282.40 TG274.70 IE N274.65 IE E278.40 TG275.40 IE281.79 TG278.5 TG278.30 FGEDGE OF EXISTINGVEGETATIONEXISTING FENCE LINE TO REMAINEXISTING PEDESTRIAN RAMP TO REMAIN1PROPOSED PATIENT TOWER(271.44 FS)(274.31 FS)(273.88 FS)(269.73 FS)(272.00 FS)268.00 FS269.00 FS268.00 FS1119999988886(269.15 FS)273.50 FS274.57 TC274.27 FL275.00 TC274.50 FL222222273.50 FS273.50 FS273.50 FS274.51 FS274.87 FS275.96 FS10267.50 FS267.80 FS267.69 FS267.30 FS28.04 FS274.16 FS274.31 FS273.91 FS274.19 FS555274.16 FS4S:\all jobs\2018 All Jobs\181067 - French Hospital Tower Addition (Civil) - Cuningham\02_Working Drawings\01_24X36\02_ONSITE\GRADING SHEET.dwg, 7/17/2019 9:56:55 AMATTACHMENT 1Item # 1Packet Page 35 NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG040 40 80HORIZONTAL SCALE: 1" = 40' ©No. DateDescriptionS:\all jobs\2018 All Jobs\181067 - French Hospital Tower Addition (Civil) - Cuningham\02_Working Drawings\01_24X36\02_ONSITE\UTILITY SHEET.dwg, C-2.1, Jul 17, 2019 9:57am, MilesEngineer of Record:Plan Prepared By:Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TS CTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETH B. BROW N PLAN REVIEW SETNOT FOR CONSTRUCTIONPROPOSED PATIENT TOWERPROPOSED PARKING STRUCTUREGENERAL NOTES:ALL EXISTING UTILITIES SHOWN ARE BASED ON THE BEST KNOWLEDGE AVAILABLE.CONTRACTOR TO POTHOLE ALL POINTS OF CONNECTION AND VERIFY ALL CLEARANCES.MATERIAL DEPTH AND LOCATION SHALL BE IDENTIFIED BY CONTRACTOR. IF THERE ARE ANYDIFFERENCES FROM PLAN WITH ANY OF THESE ITEMS, ENGINEER OF WORK SHALL BENOTIFIED IMMEDIATELY.SEE ARCHITECT'S PLAN FOR ADDITIONAL SITE PLAN INFORMATION, INCLUDING PROPOSEDFENCING AND LANDSCAPING.PER CONDITION OF APPROVAL #25 FOR ARCH-3641-2016, REVISIONS TO THE PARKINGSTRUCTURE BUILDING "IS CONSIDERED PART OF THE LARGER CAMPUS ENTITLEMENTS. ASSUCH, THIS PORTION OF THE PROJECT IS NOT SUBJECT TO THE CURRENT POSTCONSTRUCTION STORMWATER REGULATIONS."THE PARKING STRUCTURE PORTION OF THIS PROJECT IS SUBJECT TO THE PREVIOUS LOWIMPACT DEVELOPMENT STANDARDS. ALL ROOF DRAINAGE WILL BE DISCONNECTED FROMTHE STORMWATER SYSTEM OR CONVEYED TO LANDSCAPE PLANTERS, BASINS, VEGETATEDSWALES, OR AREAS OF PERVIOUS PAVING PRIOR TO DISCHARGE AND COLLECTION INTO THECAMUS DRIANAGE SYSTEM.ELECTRIC, DATA, AND GAS UTILITIES BY OTHERS.SEE LANDSCAPE PLAN FOR TREES TO BE REMOVED AND TREES TO BE RETAINED.UTILITY JURISDICTION NOTES:TOWER:FIRE LINE FROM PROPERTY LINE TO TOWER - OSHPDALL OTHER UTILITIES FROM POINT OF CONNECTION OR METER TO/FROM TOWER - OSHPDPARKING STRUCTUREUTILITIES FROM POINT OF CONNECTION OR METER TO / FROM PARKING STRUCTURE - CITYOF SAN LUIS OBISPO.EXISTING FRENCH HOSPITAL MEDICAL CENTEREXISTINGMEDICALFACILITYEXISTING PACIFIC MEDICAL PLAZAEXISTINGSTORMDRAINLINE, TYP.EXISTINGSTORMDRAINCATCH BASIN, TOREMAIN, TYP. LIDSTO BE ADJUSTED TOFINISHED SURFACEELEVATIONEXISTINGELECTRICALCONDUIT, TYP.EXISTINGSTORMDRAINLINE, TYP.EXISTINGSANITARYSEWER, TYP.EXISTINGSANITARYSEWER, TYP.EXISTING 6"SANITARYSEWER, TYP.EXISTING 8"SANITARYSEWER, TYP.EXISTING 12"WATER LINE,TYP.EXISTING 6"WATER LINE, TYP.EXISTING 12"WATER LINE,TYP.EXISTING 6"WATER LINE, TYP.EXISTING FIREHYDRANT, TYP.EXISTINGNATURAL GASLINE, TYP.EXISTING 6"SANITARYSEWER, TYP.EXISTINGWATER LINE,TYP.WATER CONSTRUCTION NOTES:INSTALL 4" WATER SERVICE WITH METER PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 6210 AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TO BUILDING.MECHANICAL ENGINEER TO VERIFY SERVICE SIZE PRIOR TO COMMENCEMENT OFCONSTRUCTION. ALL ONSITE JOINTS MECHANICALLY RESTRAINED AS NECESSARY.SEE MECHANICAL PLANS FOR WATER SERVICE POINT OF CONNECTION AT BUILDING.INSTALL 6" FIRE LINE AND BACKFLOW PREVENTER PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6530, 6550, AND 6020. FIRE SPRINKLER ENGINEER TO VERIFYSERVICE SIZE PRIOR TO COMMENCEMENT OF CONSTRUCTION. ALL ONSITE JOINTSMECHANICALLY RESTRAINED.FIRE DEPARTMENT CONNECTION.INSTALL FIRE HYDRANT AND LATERAL PER CITY OF SAN LUIS OBISPO STANDARD DETAIL6310.INSTALL 22' x 15' x 5.5' (I.D) WATER TANK, SEE MECHANICAL PLANS.SEE MECHANICAL PLANS FOR FIRE WATER SERVICE POINT OF CONNECTION ATBUILDING.W1W2W3W4W5W6W7SANITARY SEWER CONSTRUCTION NOTES:CONSTRUCT 6" SDR35 SANITARY SEWER LATERAL PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6810 AND 6020.SEWER POINT OF CONNECTION AT (E) 6" SEWER MAIN.INSTALL SANITARY SEWER CLEANOUT.INSTALL 26' x 16' x 4.5' (I.D) SANITARY SEWER TANK, SEE MECHANICAL PLANS.CONSTRUCT 4" FORCE MAIN.INSTALL TRAFFIC RATED BOX MARKED SEWER. BOX WILL SERVE AS 4" FORCE MAINTO 6" GRAVITY SEWER JUNCTION STRUCTURE.SS1SS2SS3SS4SS5SS6STORM DRAIN CONSTRUCTION NOTES:INSTALL STORM DRAIN INLET BOX, WITH ATRIUM GRATE IN LANDSCAPE AREAS.INSTALL ADJACENT PVC STORMDRAIN LINES.INSTALL STORM DRAIN MANHOLE, SOLID TRAFFIC RATED LID IN OTHER HARDSCAPEAREAS, ATRIUM GRATE IN LANDSCAPE AREAS. INSTALL ADJACENT PVC STORMDRAINLINES.BIOINFILTRATION PLANTER WITH UNDERDRAINCONNECT TO EXISTING STORMDRAIN SYSTEMINSTALL STORM DRAIN JUNCTION BOX WITH SOLID LID. INSTALL ADJACENT PVCSTORMDRAIN LINES.INSTALL STORM DRAIN JUNCTION BOX WITH TRAFFIC RATED GRATED LID. INSTALLADJACENT PVC STORMDRAIN LINES.INSTALL ROOF DOWNSPOUT OUTFALL TO PLANTER.SD1SD2SD3SD4SD5SD6SD7SD1SS1SS6SS2W1W2W2W3W4W4EXISTING SANITARY ANDSTORMDRAIN LINES TOREMAINPROPERTYLINE, TYP.ELLA STREET IRIS STREET GEORGE STREET JOHNSON AVENUESTORM DRAINAGEWATER SERVICENATURAL GASSANITARY SEWER(E) STORM DRAINAGE(E) WATER SERVICE(E) SANITARY SEWERSDWSSDWSOSHPD JURISDICTIONFIRE LINE FROM PROPERTYLINE TO TOWEROSHPD JURISDICTIONWATER LINE FROM PROPERTY LINE TOTOWERW3EXISTING SANITARY ANDSTORMDRAIN LINES TOREMAIN.EXISTING STRUCTURECONNECTION TO EXISTINGSANITARY SEWER LINEOSHPD JURISDICTIONFIRE LINE FROM PROPERTYLINE TO TOWEROSHPD JURISDICTIONWATER LINE FROMPROPERTY LINE TO TOWERCITY OF SAN LUIS OBISPO JURISDICTIONWATER LINES FROM TOWER LINES TOPARKING STRUCTUREGELECTRICAL CONDUITREROUTE BY OTHERSSD3SD3SD3SD6(IE = 265.8)(274.15 TG)(268.10 IE N)(267.85 IE W)(268.15 IE E)274.60 TG274.10 FG(271.15 IE N)271.10 IE W 271.00 IE S(275.10 TG)(268.85 IE S)270.00 IE N269.95 IE E274.60 TG274.10 FG272.10 IE278.40 TG274.30 IE W274.25 IE S278.40 TG275.40 IECROSSING271.44 IE SD268.85 IE SS(262.90 IE W)(263.25 IE E)274.90 TG271.90 IE N271.85 IE WSD6SD1SD4SD7SD1SD6SD7SD6SD6275.10 TG269.40 IE ESS4271.4 FS267.90 MAX. IE E(UNK. IE S, EST. MAX. 267.90)SS4SS3SS3W6EXISTING STRUCTURECONNECTION TOEXISTING WATER LINEEXISTING FIRE WATER LINEAND HYDRANT TO REMAINEXISTING FIRE WATER LINEAND HYDRANT TO REMAINW5EXISTING FIRE WATER LINESAND HYDRANT TO REMAINEXISTING FIRE WATER LINESAND HYDRANT TO REMAINPROP.TRANSFORMERBY OTHERSSS1SS5CITY OF SAN LUIS OBISPO JURISDICTIONWATER LINES FROM TOWER LINES TOPARKING STRUCTUREW7S:\all jobs\2018 All Jobs\181067 - French Hospital Tower Addition (Civil) - Cuningham\02_Working Drawings\01_24X36\02_ONSITE\UTILITY SHEET.dwg, 7/17/2019 9:57:23 AMATTACHMENT 1Item # 1Packet Page 36 IRIS STREETU.P.R.R.PROPOSED PARKING STRUCTUREEXISTING HOSPITALEXISTING PARKING LOT TO REMAINEXISTING COPELAND HEALTH EDUCATIONPAVILIONEXISTING RESIDENTIALEXISTING RESIDENTIALOPEN SPACE EASEMENTPROPOSED PATIENT TOWERREMODELED PARKING LOTREMODELED PARKING LOTPEDESTRIAN PLAZA CONNECTION SEE ENLARGEMENT ON SHEET L102PATIENT TOWER ARRIVAL COURT AND DROP-OFFPARKING GARAGE PEDESTRIAN PLAZA SCREENING TREES AND GREENSCREEN GENERATORSCALE: 1”= 30’ WATER CONSERVATION STATEMENTThe conceptual landscape plan, concurrent with the planting and irrigation construction documents, plan installation, related specifications and notes, qualifies this project as one which embraces the following current water conservation technology and methodologies: 1. Utilization of state of the art irrigation controller(s) allowing for precision incremental water scheduling in all hydrozones. 2. Use of drip-type and/or microspray systems only 3. Integrated plant design. Plant palettes have been formed to reflect parallel watering requirements within each hydrozone group. 4. Plants installed with moisture retentive soil amendments, enabling strong root and plant growth, with the use of less water. 5. 3” Deep mulching of all plant basins and planting areas, inhibiting evaporation. 6. Use of low water use plants. Evergreen and deciduous plants, most requiring low water use have been specifically selected and used relative to the functions they will provide. The proper placement of plantings will offer passive-solar access, wind deflection and screening throughout the seasons. The planting design compliments the site’s architecture with respect to scale, textures and color.CONCEPT NOTES1. Plant material was chosen for its compatability with the macro/microclimatic conditions of the region and site; tolerance of wind; tolerance of drought conditions; longevity; screening capabilities; and overall attractiveness. 2. Irrigation system shall be designed for maximum water efficiency and shall include an automatic controller, backflow prevention device, and low-gallonage heads for turf and large ground cover areas. A drip-type system shall be used where appropriate. Trees shall be irrigated on separate bubbler systems. 3. Plant material quantities, narrative specifications, site details, and material definitions will be determined and noted on the construction drawings. 4. Complete tree protection notes will be provided on the Construction Documents. PROJECT LOCATIONVICINITY MAP / OVERALL CAMPUS PLANJOHNSON AVE. EXISTING HOSPITALELLA ST. IRIS ST. PROPOSED PLANT LISTSCREENING TREES FICUS MICROCARPA / INDIAN LAUREL FIG 24” BOX M 2PINUS CANARIENSIS / CANARY ISLAND PINE 24” BOX L 4MAGNOLIA GRANDIFLORA / SOUTHERN MAGNOLIA 24” BOX M 5PARKING LOT TREESKOELREUTERIA PANICULATA / GOLDENRAIN TREE 15 GAL M 4PISTACIA CHINENSIS / CHINESE PISTACHE 15 GAL L 1PYRUS CALLERYANA ‘BRADFORD’ / BRADFORD PEAR 24” BOX M 4PEDESTRIAN PLAZA TREESARBUTUS ‘MARINA’ / MARINA STRAWBERRY TREE 24” BOX L 3ACER PALMATUM / JAPANESE MAPLE 24” BOX M 5LAGERSTROEMIA INDICA / CRAPE MYRTLE 24” BOX L 5SHRUBS / VINES / PERENNIALSANIGOZANTHOS SPS. / KANGAROO PAW 5 GAL L 2CALAMAGROSTIS × ACUT. ‘KARL FOERSTER’ / REED GRASS 5 GAL M N/ACORDYLINE ‘TORBAY DAZZLER’ / GRASS PALM 5 GAL L 3DIANELLA TASMANICA ‘VARIEGATA’ / VARIEGATED FLAX LILY 5 GAL M N/AFICUS PUMILA / CREEPING FIG 5 GAL L 2HELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASS 5 GAL L N/AHEMEROCALLIS ‘STARBURST RED’ / DAYLILY 5 GAL M 3KNIPHOFIA UVARIA / RED HOT POKER 5 GAL L 4LEUCADENDRON ‘SAFARI SUNSET’ / CONEBUSH 5 GAL L 1LOROPETALUM RUBRUM ‘HINES PURPLE LEAF’ / FRINGE FLOWER 5 GAL L 5NANDINA DOMESTICA / HEAVENLY BAMBOO 5 GAL L 1ESCALLONIA X EXONIENSIS ‘FRADES’ / PINK ESCALLONIA 5 GAL M 3MYRICA CALIFORNICA / CALIFORNIA WAX MYRTLE 5 GAL M 2PHORMIUM TENAX ‘FIREBIRD’ / NEW ZEALAND FLAX 5 GAL L 2PITTOSPORUM TENUIFOLIUM ‘SILVER SHEEN’ / KOHUHU 5 GAL M 5 PLUMBAGO AURICULATA / CAPE PLUMBAGO 5 GAL L 3RHAPHIOLEPIS INDICA ‘JACK EVANS’ / PINK INDIA HAWTHORNE 5 GAL L 4GROUNDCOVERCOPROSMA KIRKII / KIRK’S COPROSMA 1 GAL L 1ROSMARINUS OFFICINALIS ‘PROSTRATA’ / TRAILING ROSEMARY 1 GAL L 6SOLLYA HETEROPHYLLA / AUSTRALIAN BLUEBELLS 1 GAL L 3TRACHELOSPERMUM JASMINOIDES / STAR JASMINE 1 GAL M 6*WUCOLS (WATER USE CLASSIFICATIONS OF LANDSCAPE SPECIES) IS A GUIDE TO HELP IDENTIFY IRRIGATION WATER NEEDS OF PLANT SPECIES. DEVELOPED BY THE UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, CALIFORNIA DEPARTMENT OF WATER RESOURCES, 2000. **OPALS (OGREN PLANT-ALLERGY SCALE) IS AN INDEX OF PLANT RATINGS ON A (1) TO (10) SCALE BASED ON ALLERGEN-RELATED FACTORS. A RATING OF (1) REPRESENTS THE MOST ALLERGY-FREE SELECTIONS, AND A RATING OF (10) DENOTES PLANTS THAT CAUSE THE MOST ALLERGIES AS A RESULT OF INHALENT POLLEN, ODOR, AND/OR CONTACT.SIZE WUCOLS* OPALS** ABCDEFGHIJKLMNOPQRSTUVWXYZAABBCCDDBDEFGIJKOQCCRTDDZYXWATTACHMENT 1Item # 1Packet Page 37 SCALE: 1”= 16’ 6121117841616EXISTING COPELAND HEALTH EDUCATION PAVILIONNOTE: 2nd & 3rd STORY PERIMETER PLANTERS ON THE OUTSIDE OF THE GARAGE STRUCTURE TO BE PLANTED WITH EVERGREEN TRAILING GROUNDCOVERSEXISTING HOSPITALKEYNOTE LEGEND1 ENHANCED PAVING AT VEHICULAR ARRIVAL COURT2 ENHANCED PAVING AT PEDESTRIAN PLAZA AREA3 PEDESTRIAN RAMP WITH HANDRAILS4 GRAND STAIRCASE WITH HANDRAILS5 TERRACED PLANTERS 6 SELF-CONTAINED WATER FEATURE7 RAISED PLANTERS WITH CANOPY TREE8 TRUNCATED DOMES9 LANDSCAPE POTS, TYP.10 BENCH, TYP. 11 TABLE SEATING, TYP. 12 EXISTING MULTI-PURPOSE TRAIL13 NEW TREE PLANTING, TYP.14 NEW LANDSCAPE VIEW GARDENS15 EXISTING PAVILION COURTYARD16 BIKE RACK (QTY. 2, 10 TOTAL SPACES PROVIDED)17 TABLE TOP STYLE CROSSWALK18 EXISTING LANDSCAPE TO REMAIN19 8’ TALL GREENSCREEN TRELLIS WITH EVERGREEN VINES#PROPOSED PARKING STRUCTUREPROPOSED PATIENT TOWERGENERATOR12141514595213131313131818181227771310999161101667191111ATTACHMENT 1Item # 1Packet Page 38 PROPOSED TREE REMOVALI.D. BOTANICAL NAME COMMON NAME DBH Eucalyptus viminalis MANNA GUM 25” Eucalyptus ficifolia RED FLOWERING GUM 5” Schinus molle CALIFORNIA PEPPER 6” Jacaranda mimosiifolia JACARANDA 6” Fraxinus sps. ASH 12” Fraxinus sps. ASH 18” Quercus agrifolia COAST LIVE OAK 16” Cinnamomum camphora CAMPHOR TREE 8”-14” Tristania conferta BRISBANE BOX 8” Platanus x acerifolia LONDON PLANE 3” - 8” Prunus cerasifera ‘Thundercloud’ PURPLE LEAF PLUM 6”-8” not used not used Eucalyptus polyanthemos SILVER DOLLAR EUCALYPTUS 35”-45” Quercus agrifolia COAST LIVE OAK 8”-10” Quercus agrifolia COAST LIVE OAK <6” Albizia julibrissin MIMOSA TREE 8”-10” not used Schinus molle CALIFORNIA PEPPER 30” 12345678910111213141516171819SCALE: 1”= 30’ TREE REMOVAL NOTES1. Specific trees just outside the area of disturbace, as noted on the plan, to remain at all possible and be protected during construction. City Arborist to determine final impact on tree(s) during construction 2. Complete tree protection notes and istructions will be provided on the Construction Documents. EXISTING OAK TREES TO REMAIN, SEE NOTE 1EXISTING OAK TREES TO REMAIN, SEE NOTE 1EXISTING OAK TREES TO REMAIN, SEE NOTE 1EXISTING HOSPITALEXISTING COPELAND HEALTH EDUCATION PAVILIONPLAN NOTE: EXISTING CONDITIONS SHOWN AS BLACK LINEWORK. SHADED LINEWORK REPRESENTS PROPOSED SITE PLAN ADDITIONS/MODIFICATIONS. ATTACHMENT 1Item # 1Packet Page 39