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PC 2017-06-06_8a CUP 17-002 South Halcyon RoadMEMORANDUM TO: PLANNING COMMISSION FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR ~ BY: MATTHEW DOWNING, PLANNING MANAGER SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-002; APPROXIMATELY 5,000 SQUARE FOOT ADDITION TO THE ARROYO GRANDE HOSPITAL EMERGENCY DEPARTMENT; LOCATION -345 SOUTH HALCYON ROAD; APPLICANT -DIGNITY HEAL TH; REPRESENTATIVE -TODD SMITH, CANNON DATE: JUNE 6, 2017 RECOMMENDATION: It is recommended that the Planning Commission adopt a Resolution approving Conditional Use Permit 17-002. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. BACKGROUND: The subject property (Attachment 1) is located at 345 S. Halcyon Road at the northeast corner of the South Halcyon Road and Fair Oaks Avenue intersection. The site is currently developed with an approximately 91,000 square foot community hospital and associated improvements. The site is located in the Office Mixed-Use (OMU) zoning district, as well as the D-2.20 Medical Mixed-Use Overlay District, which is to provide for sufficient land for the orderly development of Arroyo Grande Hospital and functionally related medical facilities. The project site is surrounded by a mixture of other uses, including commercial/office uses located along Halcyon Road and residential uses primarily clustered to the south and east of the project site. The project site is primarily accessed from Halcyon Road with additional, secondary access from Fair Oaks Avenue. Staff Advisory Committee The Staff Advisory Committee (SAC), including representatives of Planning, Building, Engineering, Public Works, Police, and the Five Cities Fire Authority, reviewed the proposed project at a meeting on May 24, 2017. Members of the SAC discussed the relocation of the storm drain under the site, the need for new easements to access and maintain the storm drain, patient flow on the site, and emergency services equipment PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 17-002 JUNE 6, 2017 PAGE2 locations. The SAC was in support of the project, with conditions of approval included in the attached Resolution. Architectural Review Committee The Architectural Review Committee (ARC) reviewed the proposed project at their meeting of May 15, 2017 (Attachment 2). Committee members discussed patient parking, architectural treatment on the building, screening of rooftop equipment, and landscaping considerations . Overall, the ARC was in support of the project, recommending the Planning Commission approve the project as proposed. ANALYSIS OF ISSUES: Project Description The proposed project consists of expanding the Hospital's Emergency Department by 4,975 square feet, removing twenty-five (25) existing parking spaces and realigning the adjacent drive aisle to accommodate the building expansion. The applicant has indicated that the need for the expansion of the Emergency Department is to provide ten (10) additional emergency treatment rooms and a more efficient layout, providing for improved emergency service, increased patient privacy, and reduction of emergency room wait times. General Plan The General Plan designates the subject property for Mixed Use land uses. Expansion of the Emergency Departmer:t meets several Policies of the General Plan, including: LU4 Provide for a diversity of medical facilities and professional office uses to complement the character and serve the population of Arroyo Grande. Development Standards The subject property is zoned OMU. The primary purpose of the OMU district is to provide areas for the establishment of corporate, administrative, and medical offices and facilities, commercial services that are required to support major business medical development, and multi-family housing. The development standards for the OMU district and the proposed project are identified in the following table: T bl 1 s·t D t St d d f th OMU Z D" t · t a e . 1e eve opmen an ar s or e on mg 1s nc . Development OMU District CUP 17-002 Notes Standards Maximum Density -20 dwelling None Not Applicable Mixed Use Projects units/acre (3.5 for the site) Maximum Density 15 dwelling None Not applicable Multi-family Housing units/acre Minimum Density 50% of project area None Not Applicable Minimum Lot Size 10,000 square feet 27 4,428 square feet Code Met PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 17-002 JUNE 6, 2017 PAGE3 Development OMU District CUP 17-002 Standards Minimum Lot Width 100 feet Approx. 550 feet Front Yard Setback 0-10 feet 46 feet Rear Yard Setback 0-15 feet 32-85 feet Side Yard Setback 0-5 feet 24-195 feet Street Side Yard 0-15 feet 29 feet Setback Building Size Limits 35 feet or 3 stories 24 feet to mechanical 50,000 square-feet screening max 95,272 square-feet Site Coverage and 70% site coverage 34.72 % coverage Floor Area Ratio Floor Area Ratio: 1 Floor Area Ratio .4 7 Off-Street Parking 1 space/employee 183 employee, 67 on largest shift beds, total 250 (179) AND 1 Providing 255 space/bed (67) D-2.20 Overlay District Notes Code Met Code met Code met Code met Code met Maximum building size can be adjusted through Conditional Use Permit process Code met Code met. The Hospital property is also part of the D-2.20 Development Overlay District, which is meant to provide for sufficient land for the orderly development of the Hospital. The Overlay District additionally allows maximum building sizes to exceed the 50,000 square foot maximum of the underlying OMU District. The expansion of the Emergency Department addresses the requirements of the Overlay District. Access and Parking The project site will maintain two (2) public access points from South Halcyon Road. The site will also maintain two (2) public access points from Fair Oaks Avenue, including the driveway to be upgraded and shared with the adjacent medical office building currently under construction. As identified in the table above, the proposed project requires parking at a rate of 1/employee on the largest shift AND 1/bed. The site currently provides 230 spaces, 25 of which will be removed with the project. The hospital has received a separate approval for 50 spaces to be provided in a temporary parking lot for employees on the vacant lot adjacent to the hospital. This parking was provided in a temporary fashion to allow the Hospital time to complete its master planning work now that the vacant lots are under its ownership, rather than installing permanent facilities that are then required to be removed as the master planning occurs and is implemented. Following the project, the site will provide 255 spaces and will require 250 spaces (183 for the employees and 67 for beds). Therefore, the parking requirements of the PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 17-002 JUNE 6, 2017 PAGE4 Municipal Code are met. The project has been conditioned to provide all necessary parking for the increased building size, regardless of the status of the temporary spaces. This means that after the two year approval of the temporary parking lot concludes, the Hospital will be required to provide the permanent parking facilities. Architecture The hospital's architecture is proposed to be upgraded with the expansion project. This includes new paint in a brighter beige tone, an Eldorado Stone wainscot in Mesa Verde, new plaster cornices and concrete tile roofing that will match the existing. The project plans indicate that these architectural features will be carried through to the remainder of the hospital building in the future, under a separate project, providing a fresh look to the hospital. A materials board will be present at the meeting. Trees and Landscaping The existing landscaping in front of the Emergency Department is proposed to be removed with the project. This includes the removal of eleven (11) existing trees on the project site. The landscape plans indicate limited amounts of replanting; however, the landscape plan does include one (1) new flowering cherry tree and seven (7) new pittosporum shrubs. The shrubs can grow tall to provide additional softening of the building. The ARC did recommend to the applicant to consider additional vertical landscape to break up the building's massing, but did not recommend it be a requirement for project approval. The remaining trees on the site will satisfy the requirements for parking lots. ALTERNATIVES: The following alternatives are provided for the Commission's consideration: • Adopt the attached Resolution approving Conditional Use Permit 17-002; • Modify and adopt the attached Resolution approving Conditional Use Permit 17- 002; • Do not adopt the attached Resolution and provide direction to staff regarding specific findings for denial of Conditional Use Permit 17-002; or • Provide direction to staff. ADVANTAGES: The proposed project will enable the critical community facility to reorganize its emergency services and increase patient privacy and care while reducing wait times. The resulting project will also bring the first stages of an exterior renovation to the hospital building, creating a more inviting appearance. DISADVANTAGES: The proposed project will have an immediate impact on the interior circulation of the site and parking but will ultimately lead to an improved site and more efficient Emergency Department. PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 17-002 JUNE 6, 2017 PAGES ENVIRONMENTAL REVIEW: In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Procedures for the Implementation of CEQA, the project has been determined to be categorically exempt per Section 15301 (e)(2) of the Guidelines regarding additions to existing structures. PUBLIC NOTIFICATION AND COMMENTS: A notice of public hearing was mailed to all property owners within 300' of the project site, was published in The Tribune, and posted at City Hall and on the City's website on Friday , May 26, 2017. A sign announcing the public hearing was posted at the project site on Friday, May 26, 2017, in accordance with City policy. The Agenda was posted at City Hall and on the City's website in accordance with Government Code Section 54654.2. No comments have been received on the proposed project. Attachments: 1. Project vicinity map 2. DRAFT Architectural Review Committee minutes of May 15, 2017 3. Project plans ATTACHMENT 1 Minutes: ARC Monday, May 15, 2017 ATTACHMENT 2 PAGE2 Dwight Beckstrand, real estate lawyer, asked for clarification of the term "program" in t context of the project. The Committee provided comments on the project, including concerns a structure, landscaping, neighborhood compatibility and charac nd design guidelines. The Committee had concerns regardin precedent setting nature of the project due to the scale of the structure. The C tee also had concerns regarding the fact that the project was proposed spannin lots, and did not believe that the design guidelines had been written with designs ning two lots in mind. , seconded by Mary Hertel, to recommend denial of Architectural Review to the Community Development Director due to the inability of the Committee ake findings required to approve an Architectural Review, based upon egarding scale and neighborhood character expressed by the Committee. 6.b. CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-002; APPROXIMATELY 5,000 SQUARE FOOT ADDITION TO THE ARROYO GRANDE HOSPITAL EMERGENCY DEPARTMENT; LOCATION -345 SOUTH HALCYON ROAD; APPLICANT -DIGNITY HEALTH; REPRESENTATIVE-TODD SMITH, CANNON (Downing) Planning Manager Downing presented the staff report and responded to questions from the Committee regarding emergency vehicle circulation, the temporary parking lot , the location of the entry, and the potential for a parking structure. Todd Smith, representative, Deb Woodle, architect, and Ken Dalebout, hospital administrator, spoke in support of the project and answered questions on the parking impacts of the project, architectural elements, necessity of the project, roof equipment screening, location alternatives, feasibility of a parking structure, and the primary path of travel for both patients and staff. John Mack spoke in support of the project and commented on existing parking issues . The Committee provided comments on the project, including necessity of the expansion, the architectural detailing, new and existing pedestrian flow, and compensation for the proposed tree removals. Bruce Berlin made a motion, seconded by Mary Hertel, to recommend approval of Conditional Use Permit 17-002 to the Planning Commission as submitted. The motion passed on a 4-0 voice vote. 6.c. CONSIDERATION OF ARCHITECTURAL REVIEW 17-001; ONE SINGLE FAMILY HOME; LOCATION -166 PINE DOLLINGER; REPRESENTATIVE -CRISTI F Planning Techni · on presented the staff report and responded to questions from t ee regarding permitting, possible exceptions, and tree replacement. RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT 17-002; LOCATED AT 345 SOUTH HALCYON ROAD; APPLIED FOR BY DIGNITY HEALTH WHEREAS, the project site is currently developed with an approximately 91,000 square foot community hospital; and WHEREAS, the applicant has filed Conditional Use Permit 17-002 for the expansion of the Emergency Department by approximately 5,000 square-feet to provide increase patient privacy and increased service efficiency; and WHEREAS, the Arroyo Grande Municipal Code requires processing a conditional use permit for the development proposed by the applicant; and WHEREAS, the Planning Commission has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and determined that the project is exempt per Section 15301 (e)(2) of the CEQA Guidelines regarding additions to existing structures; and WHEREAS, the Planning Commission has reviewed the project at a duly noticed public hearing on June 6, 2017; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Conditional Use Permit Findings: 1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provisions of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City. The proposed expansion of the Arroyo Grande Hospital's Emergency Department, is permitted within the OMU zoning district and is consistent with the Arroyo Grande General Plan, including Policy LU4 and meets the requirements of the D-2 .20 Development Overlay District. 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located. The proposed Emergency Department expansion will not impair the integrity and character of the district as the development meets the development standards of the OMU zoning district, the D-2. 20 Development Overlay RESOLUTION NO. PAGE2 District, and the Arroyo Grande Municipal Code, and conditions of approval have been identified to specifically protect the integrity and character of the district. 3. The site is suitable for the type and intensity of use or development that is proposed. The site is approximately 6. 27 acres of previously developed land, meets the development standards of the OMU zoning district and the Arroyo Grande Municipal Code, and is suitable for the intensity of the development as the project contains all necessary improvements on the site without relief from these requirements. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. The provisions for water, sanitation, and public utilities were examined during processing of the entitlement and it was determined that adequate public services will be available for the proposed project and will not result in substantially adverse impacts. 5. The proposed use will not be detrimental to the public health, safety or welfare or materially injurious to properties and improvements in the vicinity. The proposed use will not be detrimental to the public health, safety or welfare, nor will it be materially injurious to properties or improvements in the vicinity as it will comply with all applicable codes and standards of the Municipal Code and in accordance with conditions of approval specifically de veloped for the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Conditional Use Permit 17-002 as set forth in Exhibit "B", attached hereto and incorporated herein by this reference, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Commissioner ___ , seconded by Commissioner ___ , and by the following roll call vote, to wit: AYES: NOES: ABSENT: the foregoing Resolution was adopted this 5th day of June, 2017. RESOLUTION NO . PAGE 3 GLENN MARTIN, CHAIR ATTEST: DEBBIE WEICHINGER, SECRETARY TO THE COMMISSION AS TO CONTENT: TERESA MCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. PAGE4 EXHIBIT 'A' CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 17-002 345 SOUTH HALCYON ROAD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. This approval authorizes the demolition of existing onsite parking, drive aisles and landscaping for a 4,975 square foot expansion of the Emergency Department of the Arroyo Grande Community Hospital. 2. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 3. The applicant shall comply with all conditions of approval for Conditional Use Permit 17 -002. 4 . This application shall automatically expire on June 6, 2019 unless a building permit is issued . Thirty (30) days prior to the expiration of the approval, the applicant may apply for an extension of one (1) year from the original date of expiration. 5. Development shall conform to the Office Mixed-Use (OMU) requirements except as otherwise approved. 6 . Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of June 6, 2017. 7 . The applicant shall agree to indemnify and defend at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of said approval, or in any way relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may , at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. 8. A copy of these conditions shall be incorporated into all construction documents . 9. At the time of application for construction permits, plans submitted shall show all RESOLUTION NO. PAGES development consistent with the approved site plan, floor plan, architectural elevations and landscape plan. 10. Signage shall be subject to the requirements of Chapter 16.60 of the Development Code. Prior to issuance of a building permit, all illegal signs shall be removed, if any. 11. Development shall comply with Development Code Sections 16.48.070, "Fences, Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48 .130 "Screening Requirements". 12. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans inc:uding those specifically modified by these conditions. 13. The developer shall comply with Development Code Chapter 16.56, "Parking and Loading Requirements". 14. Any new trash enclosures resulting from the project shall be screened from public view with landscaping or other appropriate screening materials, and shall be made of an exterior finish that complements the architectural features of the main building. The trash enclosure area shall accommodate recycling container(s). 15. Noise resulting from construction and operational activities shall conform to the standards set forth in Chapter 9.16 of the Municipal Code. Construction activities shall be restricted to the hours of 7 AM and 5 PM Monday through Friday. No construction shall occur on Saturday or Sunday. 16 . At the time of application for construction permits, the applicant shall provide details on any proposed exterior lighting, if applicable. The lighting plan shall include the height, location, and intensity of all exterior lighting consistent with Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is visible from adjacent properties. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. All lighting shall be LED and comply with the current California Energy Code. 17. All new construction shall utilize fixtures and designs that minimize water and energy usage. Such fixtures shall include, but are not limited to, low flow showerheads, water saving toilets, instant water heaters and hot water recirculating systems. Water conserving designs and fixtures shall be installed prior to final occupancy. 18. Landscaping in accordance with the approved landscaping plan shall be installed or bonded for before final building inspection/establishment of use. The landscape and irrigation plan shall be prepared by a licensed landscape architect RESOLUTION NO. PAGES subject to review and approval by the Community Development and Public Works Departments. The landscape plan shall be in conformance with Development Code Chapter 16 .84 (Model Water Efficient Landscaping Ordinance). 19. All trees in the vicinity of construction on the site to be preserved shall be protected under the conditions of the Community Tree Ordinance which include but are not limited to: a. No mechanical trenching within the drip line of a tree, unless approved by the Public Works Director. b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree. c. No grading shall occur under a trees dripline, unless approved by the Public Works Director. d. A five foot (5') protective fence shall be constructed a minimum of 8' from the trunk of each tree or at the dripline, whichever distance is greater. e. At a minimum, all pruning shall comply with the American National Standards Institute (ANSI) A300 Pruning Standards and Best Management Practices. An independent certified arborist, paid for by the developer and selected by the Public Works Director, shall conduct all pruning on site. The independent arborist shall report to the City's Arborist regarding any pruning activities 20. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. 21. For projects approved with specific exterior building colors, the developer shall paint a test patch on the building including all colors. The remainder of the building may not be painted until inspected by the Community Development Department to verify that colors are consistent with the approved color board. A 48-hour notice is required for this inspection. 22. All new electrical panel boxes shall be installed inside the building(s). 23 . All ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. It is especially important that gas and electric meters, electric transformers, and large water piping systems be completely screened from public view . All roof-mounted equipment which generates noise, solid particles, odors, etc., shall cause the objectionable material to be directed away from residential properties. 24. All conditions of this approval run with the land and shall be strictly adhered to, within the time frames specified, and in an on-going manner for the life of the RESOLUTION NO. PAGE7 project. Failure to comply with these conditions of approval may result in an immediate enforcement action. If it is determined that violation(s) of these conditions of approval have occurred , or are occurring , this approval may be revoked pursuant to Deve lopment Code Section 16.08.100. SPECIAL CONDITIONS 25. All parking required for the hospital expansion shall be provided at all times. If temporary parking is no longer permitted for use due to expiration of temporary permits, permanent parking and all associated infrastructure shall be installed. 26. If cultural or human remains are encountered during earth-disturbing activities, all work in the adjacent area shall stop and a qualified archaeologist or the San Luis Obispo County Coroner's office, respectively, shall be notified to record and appropriately treat the remains. BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS FIRE CODE 27. The project shall comply with the most recent editions of all California Fire Codes, including fire alarm systems as adopted by the City of Arroyo Grande. FIRE LANES 28. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 29. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE SPRINKLER 30. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 31. The Applicant shall develop, implement and provide the City a: RESOLUTION NO. PAGES a. Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. b. Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls have been maintained and are functioning as designed. d. All reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD). 32. Prior to any Permit -Stormwater Control Plan. Provide a Stormwater Control Plan that complies with Engineering Standard 1010 Section 5.2.2. 33. Prior to Final Approval -Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification. Provide an Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification that complies with Engineering Standard 1010 Section 5.2.3. GENERAL CONDITIONS 34. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 35. Working hours shall comply with Standard Specification Section 5-1.01. 36. All new interior space shall be designed to mitigate impacts from outside project noise, in compliance with the City's noise regulations. 37. All project improvements shall be designed and constructed in accordance with the most recent version of the City of Arroyo Grande Standard Specifications and Engineering Standards. 38. Record Drawings ("as-built" plans) are required to be submitted prior to release of the Faithful Performance Bond. 39. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3 Provide One (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. 40. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. RESOLUTION NO. PAGE9 41. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. 42 . Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer. IMPROVEMENT PLANS 43. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the Community Development Department Engineering Division be separate submittal from any vertical construction/structures building improvement plans. 44. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall be prepared by a registered Civil Engineer or qualified specialist licensed in the State of California and approved by the Public Works Department and/or Community Development Department. The following plan sheet shall be provided: a. Site Plan i. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. ii. The location, size and orientation of all trash enclosures. iii. All existing and proposed parcel lines and easements crossing the property. iv. The location and dimension of all existing and proposed paved areas. v. The location of all existing and proposed public or private utilities. vi. Location of 100-year flood plain and any areas of inundation within project area. b. Grading Plan with Cross Sections c. Retaining Wall Plan and Profiles d. Roadway Improvements Plan and Profiles. e. Storm Drainage Plan and Profile f. Utilities -Water and Sewer Plan and Profile g. Utilities -Composite Utility h. Signing and Striping i. Erosion Control j. Landscape and Irrigation Plans for Public Right-of-Way k. Tree Protection Plan I. Details m. Notes n. Conditions of Approval and Mitigation Measures o. Other improvements as required by the Community Development Director. (NOTE: All plan sheets must include City standard title blocks) p. Engineers estimate for construction cost based on County of San Luis RESOLUTION NO. PAGE10 Obispo unit cost. 45. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 46. Applicant shall fund outsourced plan and map check services, as required. 47. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way. CURB, GUTTER, AND SIDEWALK 48. Install new concrete curb , gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 49. Color any such new facilities as directed by the Community Development Director, including colored and stamped walkway surfaces at driveways and pedestrian walkways. 50. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. 51. Install root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth, as directed by the Public Works Director. 52. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. DEDICATIONS AND EASEMENTS 53. A new Public Utility Easement shall be dedicated over the top of the relocated storm drain. 54. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard forms, and shall include legal descriptions, sketches, closure calculations, and a current preliminary title report . The applicant shall be responsible for all required fees, including any additional required City processing GRADING AND DRAINAGE 55 . PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit two (2) copies of the final project-specific Storm Water Pollution Prevention Plan (SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis RESOLUTION NO. PAGE 11 Obispo Regional Water Quality Control Board (RWCB) requirements 56. All grading shall be performed in accordance with the City Grading Ordinance and Standard Spec ifications and Engineering Standards. 57. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 58. Submit a soils report for the project shall be prepared by a registered Civil Engineer and supported by adequate test borings. All earthwork design and grading shall be performed in accordance with the approved soils report. 59. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk extension . 60. Infiltration basins shall be designed based on soil tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. WATER 61 . Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 62. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the structure and landscaping. 63. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 64. Existing water services to be abandoned shall be abandoned in compliance with Engineering Standard 6050. SEWER 65. All sewer laterals shall comply with Engineering Standard 6810. 66. Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering Standard 6050. 67. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. RESOLUTION NO. PAGE12 PUBLIC UTILITIES 68. The developer shall comply with Development Code Section 16.68.050 regarding the placement of existing and proposed utilities underground. TREE PRESERVATION/TREE REMOVAL PLAN 69. Prior to issuance of grading permit and during construction the applicant shall comply with the provisions of the Community Tree Ordinance, including the approval of a tree removal permit prior to removal. 70. Prior to issuance of a grading or building permit, the developer shall submit a tree preservation and tree removal plan to the Director of Public Works/City Arborist for undeveloped parcels or lots with trees. The plan shall include the location, size and species of all trees located on the lot or on adjoining lots, where development could affect the roots or limbs of trees on adjacent property. 71. Prior to any work on the site, all trees to remain on site in the area of construction shall be marked with paint/ribbon and protected by a five foot (5') vinyl or chain link fence. The fence shall be located at a minimum of eight foot (8') radius from the trunk of the tree. POLICE DEPARTMENT CONDITIONS 72. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 73. Prior to issuance of a certificate of occupancy, the applicant shall post handicapped parking, per Police Department requirements. 7 4. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary [or robbery] alarm system per Police Department guidelines, and pay the Police Department alarm permit application fee of ($94 .00). Annual renewal fee is $31.00. 75. Prior to issuance of a certificate of occupancy, for any parking lots available to the public located on private lots, the developer shall post private property "No Parking" signs in accordance with the handout available from the Police Department. RESOLUTION NO. PAGE13 FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 76 . FEES TO BE PAID PRIOR TO PLAN SUBMITTAL a. Plan check for grading plans. (Based on an approved earthwork estimate) b. Plan check for improvement plans. (Based on an approved construction cost estimate) c. Permit Fee for grading plans. (Based on an approved earthwork estimate) d. Inspection Fee of subdivision or public works construction plans. (Based on an approved construction cost estimate) 77. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT a. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. b. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. ABBREVIATIONS ~I ., .... ~'* .. ::><ITl~'"TO'l>l'~T.,._.. """"'""' CCIOC•(Ut.l<sa<•~•"'°d cc.<o-rv. .,~l.,,cu•t~£Tt .. (O<;;..U:l•EH'OO<Ul•-l t:11••~ll""""'ll'(A~ .,,,.....,,,. ... l.,,..,.O l<A'"""'°''"-"'•,..--Coo.omct~ ""'""'IONOOlllW!.AliD .......,ro.;TUOl(O•""'"'~nl•l• ..... nOl."'Ol't:H'll.tll TMO<.:UOIOIOf""0<..,,..;((11 TE"P£"""1'-"'IDl 11~Pl•ll> ARROYO GRANDE COMMUNITY HOSPITAL SYMBOLS ~ '/' ~ T ~ O<JTU'6<,.HIOOOICIJECT •AOITB.<I: O°'O'JED ... TBI .... 0-·~~~·~""'"' ®--··" EB===:~~ ~ ... "'"'"'""~ ~ hlV•T0:••-1£11~ Ul"'J<TIDU,,....tTJGll '""' -OW<<.ED;UW.1 rvf '"~~~ u 00~ ... + 7 miJ-•OOMr....,n• 6'<>r--'~·-·~· ~UUl;),.~"80..._ ! i ~--" .. 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''· ..,,..,..,...;coc~cro•,.lli:TJ•Gc°""tlO.Jel1tw•llt>llrlGtt<lcou•aO*nu ._,,..A<Lll•l"-"CC~l'l>ff!CIJOITl'."CIO'!•lntlcanp.o.::1c.,., l.<HllX•"""tt;)•DOl.-... co~llO!>IEO<'>"IEll. ''" =~1l~~-::'.;orr.;";.:;,!"~~:!'&..~~~~~m""° 1J, ... (Sk:Ml.::.....C-..;;.c0f"ll(,,_ __ 01l.£1:"1"-E""""'°"OM.._l to<fOllMTOCCll.ltTLl .. l011UC:~f ... ~·.l,Q~l1AASFOO ~"1.00R-.Tto~·· ... 'l•H""""•t:«l'l.•m.•cH•T<> u"'°""o1•111>eT110 .... co...111u1..:.<n • HOSPITAL REQUIREMENTS ~~lG •UWTS .~ ... I ILC>G'i~W;T H~E ..... IC.t.C• 1~..-.EC"" .,"" "''""'""·'°'~'"' 1ouau ... ~n 11 otU•m>DAo.rt ''"'''Ell" Otl•P'Ul•ll1 .. eo1n•A<:rnu..us1"""""''.,.,..,...,,v_...,.,,,.c,,.,...•e>~n•""'n Of" ":.Lll'"""ITOl~l-e><....,.GO!Pt . Tl<liCO'<Tav.TC>Oll:~OONCU1"'i""Ul:IO•"°>LCO'<Ol,OIOU<J""''E WICIUOGl001£M<•.~~·IAWCO'\l>lC~Ln. .. ,;;c..n~AC:ll>•S\Ul¥LQTlUWDO.....,•Tl>tl~C......,..,_~o,n •ot1.o,.TH1..,;n·..,,•••1.L!MC•.,,.,,."""""rcwoe.<>Fa.01-n ~Ot!CIJl;'fo."i C-f .... ~ ....... 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APPUCABlE STANDARDS PROJECT DESCRIPTION £¥£<GC><C<D!•U.""tl'1""-tlH>)>OOn'IColtOO•.•!l~fD• l!nNIUl ... r>;EQ.IS.THGa!Et<.elCT!l'f•;aTU.,..,-•~···""· UUOAOat<>fUO<T~lv.<!>ltl<l•C>J"""'IEMOIGO<t'I -'="'m.....,.•"'"'·"'n"...:""""'" l<E--..,iut>l """"'" 10 6'!COl.llJOOICT~E>1£WS0><"1:<00to.c.l!.,IDOO'"'IVOl1"'11l.rT '~"""'B'f"""'"'"''"'-'""''.,,.'""'1""•T>11•.c•"'°lonEcTJ!0<;.0.t, •o-~~;:;:,,,.:11~~-=,-... ~, ... ~ """""""' "·~·"'·" ,,.._..,,s,,.n REQUIRED PARKING PARKING TOTALS 101'1.~·,...,...'-"~''<E"~'l'l!£rn<T"'" 1:::~z::::.·;;:;;,,z'.r~::;\,,., tel.._ "">ell; ~Cl.o<f"•~~tl"J~O<Ci•DOl11.:.I TOT>l~3~«-<:RE><O<.'E~tPIJ'"llOA['Qt1~ SHEET INDEX llWEl'<U09<1-l"'-•"<>""•!'DI "'°"' TrfU:lil<E.Et Gfl<1'1Al'll"n'"'C."J,.' 0:..10! C!V-OO•<HC .... •..-o:.E"""" ~ .. ., ""-" ...... .,,. ..... .,. ....... IMEl'ce<Cf•"""'fl°""'-' 6'E~"E!ICT~·°"' ..... ' 9'0V-..EHCI ;>O:>Y t;CCll:»t~ ~•D""IP"""'lllV•""'* a.oUG!O!OC'rllOOUO-l""IOt!(l(VA""""' '"" .,_.,.,..a »EG<f1Uo"''"~ t.t ........ ,.,..._""""'"""" ••-<Hrf>'<..,U.._.L,,..ETSTCl.._OC VICINITY MAP ~ ....... o •~m~m• © EXHIBIT "B" A It C 11 I 1 l Cl $ "nl•< s.11' na~ l.>Qtlr'.' c,~1 .. ,1 •t. <•·0;1 •?ft.r;l'-" r As. 1ao:;1 i'•·•·• i~i ~ "'"'. ·"'·'' · ...... ~ ... ,._, .. ··~·M·~-,~ l-!.~-~ ·'-'-· 1., • .L,!U ~· ... ~ ··-~:.·~ .......... ,.,,_, ~ lll.11;••-·-· ... · ... ,,,,. .. ,. •.• ................... !;w_; '\lrfY H(ALTM ARROYO GRANDE COMMUNITY HOSPITAL -ER ADDITION H5 ~ HAl.CSC•'\I i:n A'<l.:IJYO CF:A\lDE. C.~ H~20 TITLE SHEET G-001 111\ I 1[1 f\11, I I ,lj ,.,.------.. / .. , \ ' i! " i' ~·· C~ol'lc.<7.ieUtl•.,.­UUXN(()CO!IC:U11 CUO.l -l(;UfW.J.l .... ~'t·""l<C-IOCl'LH,AI• ... •t10(;<.f1Clrt:FIOOW~IJ-OC.O.."OOO<f.•S'tP.•O "'°""'1H'o',Tfi H~l'e;ll)ol 1.o.a. ~Ul~ u,..,,,.._, Hw~.t.ar1aorc<11<•1C<1Pl1tllWOf~l~"­una-.. ~uc-..•111;o1o<M1.....,.:.. P81-:>.'C:{) .. 1110.; .. cuoDIVll~•oo...-.e• ....... l'« 10....., • ...,........acuc1'1C;Ol><.AN:1moer ... ~Bl"'1l<C.tlt£U D<;;t1..: .... 0«~DILl<"'l'OC .. ~1';.m£&!GIH ... QTlCTG)N ... ..,l.H•P!Ol!,(.Ctrr...._ ARClllll.CIS \1,QMl<.;Vt~• '"\;HT ~·~n, \Ar... ll"' Ui!1~f'<:• ,:\ '•l .. 11 Tl:j•,.;;1 <7o-OJ.~l 1.\11,eli;) ;: .. 1.t)Jl ~ "'~ . .... ·•·"-~· .. ~'' I KCYNOT[Sl···,..·;:,c" · ·~,.-~~ ... ·"'"" 1n ••. , ... .....,,., .,,,,.~,.., ,,_. . .... =oo:nr ... ~CHOTIWCl1t'O•lO•£MNl c::==::i Dmrneo<t!•UC110Ut<>UD!U<IU5<U. ~ ~~ ......... ~ .... -~~ .. Im ~<>·••~0<-.<ou_._., ~ .... ,.,.""''"""""""••oueo..:i..•~ED l)f_.\101.ITIO.\/ SIH !'I.AN! FCEND c;,j AND ELECTRICAL PLANS FOR ADDITIONAL ·-•·•''-"-""!·• u:•·•·'"-11-!!J, ,.,_ ... ,.~ ..... -..... ,., ... ~ "'_._, .. ,., .......... _,_ -"''"-':X'-'''"; 1•'""•~···Q . ..,,.,~.._ .. , "-' •:·=· ,,,,_ .. ~«-. r,,,..-;i""'"''""" QI~ '>Im· HEALTI-1 ARROYO GRANDE COMMUNITY HOSPITAL -ER ADDITION :M<i <: HAlCYC•'\/ 1<0 Al.:Ro~·o G~A-..JDE. C.\ 9J42U SITE DEMOLITION PLAN Fl ~ I Cl) REFER TO CIVIL PLANS, PLUMBING PLANS, a .,. '" "' "' INFORMATION AO-1 Q 1 SITF Df./\.101 rno1' Pl.AN GENERAL NOTES t•n H.'>&'2 .. 1 ~(i;} (,ljEXISTINGMEOICAL ~" Y y OFFICE BUILDIN<e._. ___ ·-·-·-·1 '-' ----·---· l--·-1-·--·--·-·-,(::O:~~,"cr it--~"']ct i I 11[1!111II1i'1"i1111111.c=J 1 i I • I I . i . 0~~~' Ill ,r i!~ " TE PERMIT~ '\..__OFF SITE PARKING UNDER SEP ARA "" EXISTING MUL Tl FAMILY RESIDENTIAL i i i i i i i i i i i i i 0--i I <0--& E.2 s..... ~ .. ·.,,. .. ,,,,,, FAIR OAKS RO . .\D NEW MEDICAL OFFICE BUILDING UNDER CONSTRUCTION Fl:J==l I (i') ~ ~ O' 15 ~:r t.IY 121)' '-.1../ OV~RAU. Srtl· l'LAN I r • ,.....,. I 1 AR.Cllll~CIS '~" 11:1<cJ11•g>.:• c' ··J<o1 ll:(~o;;•7".(;l,..i IM•M'i!i'i;-IJl! ""' ·' .~ .. -1-----------------i ,_ .... , ...... " ~ D D D"··••M D·-~~ D·m,~ 0'"""ow•M<O KF.YNOTES 51TE PLAN tEGEND COLOR CATEGORY LEGEND I ~:w~'ll"TYHlALTH REFER TO CIVIL PLANS FOR ADDITIONAL INFORMATION ARROYO GRANDE COMMUN In' HOSPITAL · ER ADDITION H~ "H"l_C'{•~·'\J l:'D ... ~l.:1)YO Gl:."i'-'D(. Co\ Sl~~CJ OVERALL SITE PLAN A0-102 GENER.'\l NOTES, Mlo w.1112011 © /1,C(F:c;~rn! FI' ARKING I ,,... "-"" I 1 . .I wl I @---__: ©----4--------+-t+'--@---§----1 &--= c,, r-+-~ I --------.2\-1---1-1-!-:-_.:.: ''I I I· I; I' I 11. I I I F1:::J="l I 40 a l(r io-"" ----~.,. \l.J SITE PU\N I ···~-tr I l !f)U:O.l'IES 11-..,..,~cllll.ll:•o<•:oe;.< ".' ... "GCOC..'"11.1..[tl .. l>::l'I -flAA"OCBJ9'feoo.tlETI04~­;r"""''"""'•l(l>l;IO...:S...,.C. ··~-Mlll!r.l>-..:..t<U1E1-•IOOlOl:l'!•H°""~ >< .,.-.. ,oo .... r"""~' t"'""""' -c:cc.a1.•l'r KflNOTrS .ARCll11ECI~ ~~1' l\:1•{11!1!1\;>,<:' "H•ll llt ('1();1•7b-~l"" 1.v:••11:;) l'•·•-1111 1------------------i~ ~ ~ D D 51TE l'LAN LEGEND REFER TO CIVIL PLANS FOR ADDITIONAL INFORMATION 111 ............ '" .. ~·-"~ , .• -...... ) '"' ... ,.,., .. ,, L...l_u.._ •. '-......tN .• !,HJ. ... , , ...... ~.-.. , .. . ,, ... ~ .. _.;.... ..... , .... ;.. .. _. ~ rt..1><>-·-· .... , •.• 1,,.. .... ~l(;..,.llYH(AlTI~ ARROYO GRANDE COMMUNITY HOSPITAL -ER ADDITION J"~ 5 HALCYC•'-' l:'O Ali~OYO G~A--OC. C."-H420 ENLARGED SITE PLAN A0-103 GENERAL NOTES 1 t•r tlo-1.,.,1 o-0 .JLJ -, r--':---\.._/'--·--\ 0-·-'--' ;; t .. , II !fl ,, I 1[]]=1:;· ! [5E]l I· ? i II ,j II ,, ii ii ii Ii 111-:. -' _·-,, ,, ~:·:-: "-,• '-; / I [ 0 0 0 0 ARCllll~Cr> l~OH•t;Ul~~ >llaH "~Tl'' ~~"\\II' Ullllf':;:•, ;.:, ·•! .. JI 11: !Wil 111 •. oi·~> 1:.x•w:;1 ;• •. 1.11ii ;:.!'"-'·'"·' "C:C.!.L.'-'·--'-"'o=~!>-.lo ,,. ·~· ... ·. , .. ,. ~· ·~: ... •.'<"••; ~·. .,. •• , "~'''"' , .... •.S :1;. .. ~ ) -~l ~ s--~~-,T-\~~, ~~1-l-~"u!' '--]'~ r'===j~ i;===;t!l=I 1" :j c::J .. <u" L 1-...::"l.". I= ~Cl ........ -~ o'"~·Q· 0"""' o~-COLOR CA fl:C.ORY Ll:.Gl:NO --------, iii I : ; II ~ I~ I~ :~::~~~~~:c~::M ii_ _ ! 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"°"~~-~ .. = ~ ..... nJ-E<Lrn•r.•'UJ.l.TCIU~l><{O DEMOLITION rLAN LEGEND GENERJ\l NOll'.:i 1h ~·f"· ;"-'' ~ '" ... ~ .• ,, ..... ' ' ~-I.~ '-.'-•• l:<.-.1.1-!L~ ,,, ....... ,.:.-•• 1 ........... ,,.,..: ~ 'l-~, .... ·~··~.,,,.i;,.._,,_, ··~~ C•l'3'·1Tl'HE,..,LTH ARROYO GRANDE COMMUNITY HOSPITAL -ER ADDITION J-15 ~ HAIC::\'(_•N J.'[i A~llO\'O GJ.'A\/OE, C~ 934W DEMOLITION EXTERIOR ELEVATION A0-030 ~ IEF ~ m rn 1 1 r ARClllltCTS ;1,oi-.1:.;uu>~,ll:HT q111"1'l. IA"li•r\{l<;ISI'(• c~··11•n TU!..0:•<71>-0l"" IM•e~Jl~-<-llll "-''! •\Qj(tY''J'I"' '""·''·''·'''".<:H•".>'' I I_,,,,._.,,,, OVIR,\LI WfSl FU:VArl0N I •-"r·o·""" 11:~~-·"<·•"L'~"·.~~::'.""'' -----------EXJSTIN" 8UllOING I ----.. ~ .. -~~~-~ .. -~~~···~ ~ .... ~--·~ •.. .-..... ~~n .. n. -l IOXISTING BU!LOIN•J ;~:::.;i~~_};~:, r~ I I I I ~!"=------~~·""'" '~ d * ~1 I LJ ~r..-St?UJW~{!~~ 1:_; """""'C(>..,;,110CTG"'U•Vl"~'"'D••C:lmm.:1m:;•<'~<H<><En•w.r. 4< ~TEH TQ!£<.>l•'AllL:E~ .... ~-rrEl> OlE•""'C""El<!•v.:>H•i:, ... •<rn£o GENERAi. NOTES ~ 'L•'-"'~~•. ·•~\'!O.'·-'<•) nt.!•~o:>GTEClC~il"DT •f>llE:~Ut 11<<'1>.f:U ""'"o•,...£1"E~TIC!"•M:::>.m>1u;<<>" ''"!>'ECT><fO_,,TMEOU~ <O>l"<Cl<Wf'I' •"10£ .... £..-..r.•Lll>llEN•ED ..... 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