HomeMy WebLinkAboutARC-1024-16 (ARCH 3641-2016 -- 1911 Johnson Ave)RESOLUTION NO. ARC -1024-16
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA GRANTING
APPROVAL OF REVISIONS TO THE FRENCH HOSPITAL MASTER
PLAN, GRANTING FINAL DESIGN APPROVAL TO A 58,600 SQUARE -
FOOT OFFICE BUILDING KNOWN AS THE MEDICAL ARTS
BUILDING, AND AN ASSOCIATED BASEMENT PARKING GARAGE AT
FRENCH HOSPITAL, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED NOVEMBER 21, 20161911 JOHNSON AVENUE
(ARCH -3641-2016)
WHEREAS, the applicant, SLOPHA2, LLC., submitted a request for approval of
proposed revisions to the French Hospital Master Plan at 1911 Johnson Avenue; and
WHEREAS, the applicant, SLOPHA2, LLC., submitted a request for architectural
approval of a proposal to develop the 58,600 square -foot office building at 1911 Johnson Avenue,
and associated basement parking structure; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing to review and discuss plans in the Council Hearing Room of City Hall,
990 Palm Street, San Luis Obispo, California, on November 21, 2016, for the purpose of evaluating
the revised master plan; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing to review and discuss plans in the Council Hearing Room of City Hall,
990 Palm Street, San Luis Obispo, California, on November 21, 2016, for the purpose of evaluating
Building E Medical Arts Building for final design review; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council approved a Mitigated Negative Declaration (MND) of
environmental impact on December 7, 1993 for the hospital master plan that adequately evaluated
the potential environmental impacts of the project; and
WHEREAS, the Architectural Review Commission has duly considered all evidence,
including the testimony of the applicant, interested parties, and the evaluation and
recommendations by staff presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH 3641-2016) based on the following findings:
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Development included in the proposed master plan will not adversely affect the health, safety
and welfare of persons living at the site or in the vicinity, because the project design and
required review of certain future uses address the concerns of the special considerations zone
which are:
a. Types of medical -related uses established at the site are consistent with general plan
policies;
b. City noise standards are satisfied;
C. Traffic impacts are mitigated and safe on-site circulation, as well as safe access to
the site are provided; and
d. Open space is preserved.
2. The development is appropriate at the proposed location and will be compatible with
surrounding land uses.
3. As conditioned, the proposal conforms to the general plan and meets zoning ordinance
requirements, including the concerns of the special considerations zone.
4. The project is consistent with the General Plan, specifically Policy 3.4.2 C which
recommends that medical services should be located near hospitals.
5. The project will not be detrimental to the health, safety, and welfare of those living and
working in the vicinity since the proposed location of the office building are internal to the
site and separated from nearby residences by parking areas, open space and landscaping.
6. As conditioned, the project is consistent with Chapter 3.4 C of the Community Design
Guidelines that provides directives for offices, since it will create an attractive building that
is complementary to other site structures and provides vertical and horizontal wall plane
offsets, extensive window areas, and an articulated entry.
7. A Mitigated Negative Declaration (MND) was prepared by the Community Development
Department on October 28, 1993, which describes significant environmental impacts
associated with project development. The MND was adopted by the Planning Commission
with the approval of the original 1993 campus master plan. Approved mitigation measures
that are still relevant are included as conditions of approval. At the time of the 2013 campus
master plan revision, the applicant submitted a traffic analysis by Orosz Engineering Group
dated December 31, 2012, which documents that the conclusion of the original traffic
analysis from 1993 performed by Gerald Skiles (referenced in the original initial study) is
still relevant, in that planned facilities will not result in trip generation levels that will
adversely affect baseline intersection operations or Level of Service on Johnson Avenue.
The new analysis made this conclusion based on a trip generation comparison which took
into consideration current conditions including modifications to adjacent roadways. Upon
review of the current proposal, the applicant provided traffic data to the City Public Works,
Transportation Engineers, to confirm that the project would not reduce multi -modal Level of
Service. Based on review by City Transportation Engineers, the project would not reduce
multi -modal Level of Service; therefore, the findings of the adopted MND remain consistent.
Based on the minor changes to the project, and inclusion of previously adopted mitigation
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measures into the recommended conditions of approval, significant environmental effects
have been adequately addressed in the previously adopted MND.
SECTION 2. Action. The Architectural Review Commission hereby grants final approval
to the revised master plan and Building E (medical arts building and associated parking), subject
to the following conditions of approval:
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. All applicable conditions of Use Permit A 140-11 approving a master plan for development of
the hospital campus including the subject medical arts building in the Office zone are
incorporated herein by reference.
3. The color and material board presented at the meeting were supported by the Architectural
Review Commission. Any modifications to the approved palettes shall be reviewed and
approved by the Community Development Director prior to issuance of a building permit.
Building colors shall be shown on the building elevations approved as part of working
drawings.
4. All stucco and plastered surfaces shall have a smooth hand -finished appearance to the
satisfaction of the Community Development Director and not be a sprayed -on type of
application. A sample of the finish shall be submitted prior to issuance of a building permit.
5. Plans submitted for a building permit shall clearly show the details of all windows and
storefronts and canopy features to the satisfaction of the Community Development Director.
6. A separate permit shall be obtained for all building signage, which shall fully comply with the
requirements included in the City's sign regulations.
7. The locations of all wall -mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall -mounted lighting shall be installed
at a height of 15 or less and complement building architecture. The selected fixture(s) and all
proposed lighting shall be shielded to insure that light is directed downward consistent with
the requirements of the City's Night Sky Preservation standards contained in Chapter 17.23 of
the Zoning Regulations. Details of all exterior light fixtures, including any service area lights,
need to be included as part of plans.
8. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of proposed condensers and other mechanical equipment to be placed on the
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roof to confirm that parapets and other roof features will adequately screen them. A line -of -
sight diagram shall be included to confirm that proposed screening will be adequate. This
condition applies to initial construction and later improvements.
9. Final 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.
10. A final landscaping plan including irrigation details and plans shall be submitted to the
Community Development Department along with working drawings for each building permit
for the permanent structures. The legend for the landscaping plan shall include the sizes and
species of all groundcovers, shrubs, and trees, including required street trees, with
corresponding symbols for each plant material showing their specific locations on plans. The
landscaping plan shall also include information on hardscape areas around the building, such
as the specific type of enhanced paving treatment in front of the building entry. Planting,
consisting of fast-growing shrubs and trees, shall be added to the planter along the southern
boundary of the parking lot closest to adjacent homes, and also on the southern side of the
proposed parking structure to provide additional screening.
11. The landscaping plan called for in Condition 10 submitted with building permit plans for the
building shall reference all existing trees to remain, trees to be removed, and new trees
proposed as compensatory planting. Trees to remain shall be protected during construction to
the review and approval of the City Arborist and appropriate trees protection notes shall be
included on the landscaping plan. Support for the removal of trees is based upon 1:1
compensatory planting being clearly shown on the plans submitted for a building permit to the
approval of the City Arborist and the Community Development Director.
12. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back flow preventer and double-check assembly shall be located in the street yard
and screened using -a combination of paint color, landscaping and, if deemed appropriate by
the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
13. The applicant shall provide for the professional, perpetual maintenance of all common area
including private driveways, drainage, parking lot areas, walls and fences, lighting, and
landscaping in a first class condition.
14. The overall site shall be maintained in a neat and orderly manner at all times. All plant
materials shall be maintained and replaced as necessary.
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15. Long and short-term bicycle parking shall be provided on site in accordance with Table 6.5 of
the Zoning Regulations. Bicycle parking shall be installed at highly visible locations that are
as close to the main entrance of the destination as possible and located at least as -conveniently
as the most convenient automobile parking space. Dimensioned locations and details of the
short and long-term bicycle parking shall be provided on the project's construction plans
including rack design, location, clearances and circulation for users in compliance with
manufacturers' standards. A minimum four -foot -wide path of travel shall be provided to all
bicycle parking spaces.
Fire
16. The required fire sprinkler risers for the building shall be located in a room with exterior door
access. Other fire department equipment shall be located internal to buildings where feasible.
17. Approved address numbers shall be placed on all new buildings in such a position to be plainly
visible and legible from the street fronting the property. Numbers shall be a minimum of 5"
high x 1/2" stroke and be on a contrasting background.
Public Works
18. The building plan submittal shall include consistency between all plan sheets. The
architectural site plan, civil plans, and landscape plans shall be consistent. The building plan
submittal should include the topographic survey included in the ARC submittal for reference.
19. The building plan submittal shall show and label all property lines, parcel boundaries, and
easements. The plans and supporting documentation shall include reference to all recorded
access and utility easements. Any required easements or modifications shall be recorded prior
to building permit issuance.
20. The building plan submittal shall include a complete utilities plan. Include the existing and
proposed site utility plans for reference. Show the location of any existing significant drainage
pipes or structures on the revised campus plan and detailed ARC plans for reference.
21. The building plan submittal shall include a complete grading and drainage plan per city
engineering standards and the previous campus approvals. The plans should include an overall
site plan at a smaller scale show and note all existing and proposed drainage system
improvements. The building plan submittal should include reference to the campus Use Permit
conditions that have been satisfied by the phase 1 permit. Include reference to the permit
number(s).
22. The grading and drainage plan and report shall clarify whether any changes will be required at
the detention basin, to accommodate the proposed retaining walls, fencing, and additional
parking spaces provided near the basin.
23. The building plan submittal shall provide verification that the original drainage analysis
covered campus build -out and is in general conformance with the proposed Master Plan
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changes. Alterations/expansions that may increase the site runoff shall be subject to the
Waterway Management Plan Drainage Design Manual if not otherwise included in the original
campus design approvals. A copy of the campus drainage report and/or update shall be
provided at the time of building permit application.
24. The building plan submittal shall provide verification that the original drainage analysis
covered campus build -out and is in general conformance with the proposed Master Plan
changes. Alterations/expansions that may increase the site runoff shall be subject to the
Waterway Management Plan Drainage Design Manual if not otherwise included in the original
campus design approvals. A copy of the campus drainage report and/or update shall be
provided at the time of building permit application.
25. The revisions to the medical arts building is considered part of the larger campus entitlements.
As such, this portion of the project is not subject to the current Post Construction Stormwater
Regulations. The architect of record or engineer of record shall provide an entitlement
summary to clarify that compliance is limited to the previous regulations. This project is
subject to the previous Low Impact Development Standards. The civil plans and landscape
plans shall show and note how the roof drainage and drainage from the parking structure roof
deck will be disconnected or otherwise conveyed to landscape planters/basins, vegetated
swales, or areas of porous paving prior to discharge and collection in the campus drainage
piping system. Runoff from trash enclosure areas shall be treated as required per City
Engineering Standard 1010.13.
26. The northern parking lot expansion deviates from the 2012 approved USE permit and will be
subject to the current Post Construction Stormwater Regulations. The building plan submittal
shall show compliance with the Post Construction Stormwater Requirements as promulgated
by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post
Construction Stormwater Control Plan Template as available on the City's Website for this
portion of the project.
27. The building plan submittal shall comply with City Engineering Standards for water quality
treatment due to the expansion of parking lot surfaces. This application for ARC for the new
Medical Arts building and the changes to the Master Plan should address any existing and/or
proposed water quality treatment Best Management Practices within a summary drainage
report.
28. The report and building plan submittal shall include any requirement for final inspection and
certification of the water quality controls and water quality controls for this campus. The
building plans shall include any required upgrades to the existing basin related to the metered
release of storm water. A final inspection and report from the engineer of record will be
required.
29. Fossil filter inserts (drain inserts) are only recognized as an acceptable BMP in conjunction
with other measures (treatment train) or as an upgraded or retrofit to an existing development
where other treatment options are not feasible. The use of drain inserts only shall be first
approved by the City.
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30. The project drainage report and campus plans shall show and note all proposed water quality
treatment BMPs in accordance with adopted standards. The proposed upgrades shall be
submitted with the first development proposal. A phasing plan may be proposed so that the
timing of the improvements will reasonably align with the construction, construction staging,
temporary uses, and overall development phasing plans.
31. The final drainage report shall include the required post -construction storm water treatment
program. An Operation and Maintenance Manual shall be developed for the existing and
proposed facilities. A Private Stormwater conveyance System (PSCS) agreement shall be
recorded in a format provided by the City prior to permit issuance or final inspection approvals
as applicable.
32. Prior to submittal of a construction application, the property owner shall collaborate with the
Regional Water Quality Control Board (RWQCB) to determine whether or not the proposed
development is considered to be part of a larger "Common Plan of Development" and whether
a Stormwater Pollution Prevention Plan (SWPPP) will be required. Provide either verification
from the RWQCB that a SWPPP is not required or a copy of a completed SWPPP and Waste
Discharger Identification (WDID) number shall be submitted with 'construction plans. At a
minimum, a water pollution control plan will be required.
33. The building plan submittal shall provide cross sections across the parking lot/parking garage
in both directions for reference.
34. The building plan submittal shall show the development of the driveway and parking areas to
comply with the Parking and Driveway Standards for dimension, maneuverability, slopes,
drainage, planters, landscaping, and materials. Parking spaces with an obstruction on one or
both sides, including columns and walls shall be widened in accordance with the standards.
The plans shall show compliance with the parking structure access ramps for
upsloping/downsloping driveways. The plans shall clarify the scope of work within the
existing parking lot needed for the transitions.
35. The building plan submittal shall include a complete parking lot plan and landscape plan. The
plan shall show all existing and proposed parking spaces to remain or to be altered. The plan
shall include all directional signing and striping accordingly. The plan shall show complete
details of the connection to Breck Street including the interface between the bike path and the
parking lot expansion per City Engineering Standards and to the satisfaction of the Community
Development Director and Public Works Director.
36. The building plan submittal shall show all existing trees on the property with a trunk diameter
of 3" or greater. Trees located outside the building footprint shall be retained unless otherwise
approved for removal by the City Arborist. Include the diameter and species of all trees. Tree
canopies should be generally shown to scale for reference. The plan shall note which trees are
to remain and which trees are proposed for removal.
37. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
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commencing with any demolition, grading, or construction. The City Arborist shall approve
any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A
city -approved Arborist shall complete safety pruning. Any required tree protection measures
shall be shown or noted on the building plans.
38. The project applicant shall develop a Construction Management Plan for review and approval
by the Public Works and Community Development Directors. The plan shall be submitted
prior to the issuance of a building permit for proposed project buildings. In addition, the
contractor or builder shall designate a person or persons to monitor the Construction
Management Plan components and provide their contact names and phone numbers. The
Construction Management Plan shall include at least the following items and requirements:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic and pedestrian hours (e.g., 11:30 AM to 1:30
PM), detour signs if required, directional signs for construction vehicles, and
designated construction access routes.
b. Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries and more intensive site work may be occurring,
c. Location of construction staging areas which shall be located on the project site, for
materials, equipment, and vehicles.
d. Identification of haul routes for movement of construction vehicles that would
minimize impacts on vehicular and pedestrian traffic, circulation and safety, and noise
impacts to surrounding neighbors.
e. The applicant shall ensure that the construction contractor employs the following noise
reducing measures:
1.) Standard construction activities shall be limited to between 7:00 a.m. and 7:00
p.m. Monday through Friday.
2.) All equipment shall have sound -control devices no less effective than those
provided by the manufacturer. No equipment shall have un -muffled exhaust
pipes; and
3.) Stationary noise sources shall be located as far from sensitive receptors as
possible, and they shall be muffled and enclosed within temporary sheds, or
insulation barriers or other measures shall be incorporated to the extent
possible.
f. Temporary construction fences to contain debris and material and to secure the site.
g. Provisions for removal of trash generated by project construction activity.
h. A process for responding to, and tracking, complaints pertaining to construction
activity.
i. Provisions for monitoring surface streets used for truck routes so that any damage and
debris attributable to the trucks can be identified and corrected.
j. Designated location(s) for construction worker parking.
Utilities
39. The property's existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV inspection
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shall be submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit.
40. The proposed sewer lateral shall be constructed of HDPE pipe consistent with City standards.
41. Water service meters shall be adequately sized to serve the existing and proposed facilities.
42. The project's Landscape Plan shall be consistent with provisions of the City's declared drought
emergency estimated total water use (ETWU) cannot exceed 50 percent of maximum applied
water allowance (or MAWA).
43. Potable city water shall not be used for major construction activities, such as grading and dust
control, as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's Municipal
Code. Recycled water is available through the City's Construction Water Permit program.
Information on the program is available at:
http://www.slociiy.orgj]ome/showdocument?id=5909
44. All proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained, and shall have reasonable alignments
needed for maintenance of public infrastructure.
45. Driveways and access routes to all proposed trash and recycling enclosures shall be designed
structurally to accommodate the size and weight of garbage trucks.
Upon motion by Commissioner Root, seconded by Commissioner Soll, and on the
following roll call vote:
AYES: Commissioners Nemcik, Root, Soll, and Vice -Chair Ehdaie
NOES: None
REFRAIN: None
ABSENT: Commissioners Rolph, and Chair Wynn
The foregoing resolution was adopted this 21" day of November, 2016.
Doug Davfdson, Secretary
Architectural Review Commission