CC 2015-11-24 Supplemental Info
MEMORANDUM
TO: CITY COUNCIL
FROM: DIANNE THOMPSON, CITY MANAGER
SUBJECT: SUPPLEMENTAL INFORMATION
AGENDA ITEM 9.J. – NOVEMBER 24, 2015 CITY COUNCIL MEETING
CONSIDERATION OF LEASE WITH REMAX DEL ORO FOR THE
EXISTING CITY HALL BUILDING AT 214 E. BR ANCH STREET
DATE: NOVEMBER 24, 2015
Attached is correspondence received today for the above referenced item.
cc: City Manager
City Attorney
City Clerk
Public Review Binder
Dianne Thompson
From:
Sent:
To:
Subject:
Dianne,
Glenn Martin
Friday, November 20, 2015 3:31 PM
Dianne Thompson
Lease Renewal 214 East Branch
The lease renewal on the council consent agenda should be pulled and put up for discussion. I understand this
tenant is existing, but the renewal rate is substantially below current market for the village. Given the fact this is
a gross lease, plus the fact that the tenant has access to a portion of the basement for storage, base rent should be
at least $1.50/sf. I understand that is a significant increase over what they are currently paying. If there is
resistance to a sharp immediate increase, then I recommend annual increases closer to 5%. The 2% annual
adjustments are at the low end of the current market. This tenant is receiving a real benefit compared to other
real estate businesses in the community.
I am not sure who was contacted concerning market lease rates, but as outlined in this lease agreement, they are
truly below the low end.
In addition, I recommend the tenant be instructed to address the peeling paint situation on the face of the
building. It is identified in Paragraph 11. Paragraph 3 of the Addendum calls for Tenant to be responsible for
painting the exterior of the building. That should be done forthwith.
I am happy to meet with you or your staff at any time to discuss commercial leasing issues at any time.
Glenn Martin
glenn martin company
407 Traffic Way, Suite B
Arroyo Grande, CA 93420
1
MEMORANDUM
TO: CITY COUNCIL
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: SUPPLEMENTAL INFORMATION
AGENDA ITEM 10.a. -NOVEMBER 24, 2015 CITY COUNCIL MEETING
CONSIDERATION OF LOT MERGER NO. 15-002, CONDITIONAL USE
PERMIT NO. 15-006, AND MITIGATED NEGATIVE DECLARATION;
CONSTRUCTION OF AN APPROXIMATELY 45,000 SQUARE-FOOT,
THREE-STORY MEDICAL OFFICE BUILDING; LOCATION
NORTHWEST CORNER OF FAIR OAKS AVENUE AND WOODLAND
DRIVE; APPLICANT -TRIPLE P, LLC; REPRESENTATIVE -STUDIO
DESIGN GROUP
DATE: NOVEMBER 23, 2015
Attached is correspondence received today for the above referenced item.
cc: City Manager
City Attorney
City Clerk
Public Review Binder
·s T'(JD l·O: .... ·.. .
DcSIGN.
GHOUP.
ARCl-llTECTS, INC
November 23, 2015
City Council Members and Mayor Hill
City of Arroyo Grande
300 E. Branch St.
Arroyo Grande, CA 93420
Re: Proposed Medical Building at 850 Fair Oaks Ave.
Dear Council Members and Mayor Hill,
The Matthew Will Memorial Medical Center proposed at 850 Fair Oaks is intended to provide
much needed outpatient medical services to the city of Arroyo Grande. Arroyo Grande
Community Hospital is lacking space in which to provide outpatient cancer care and imaging
services. Accordingly, the hospital has entered into an agreement to occupy over 50% of the
proposed building which will also function as an expansion of the hospital campus. The
remainder of the building will be occupied by Commun)ty Health Centers of the Central
Coast. Together these two healthcare providers will help meet the needs of the healthcare
needs of the community.
The proposed building is a 45,517 SF, three-story structure situated in the center of the
existing vacant parcel immediately south of the hospital. Following the November 4,
2015 Planning Commission review of the proposed project we have revised the plans to
include the following modifications in response to the comments and concerns expressed at
the meeting:
Building Height
Although the proposed building complies with the height limitations (as described in the staff
report) the revised plans have lowered the building pad 1 '-6". Rather than the typical
mechanical screens above the roof11ne we have chosen to use a gently sloping mansard roof
to screen the roof .mounted mechanical equipment. Additional exhibits illustrating the
building height relative to the adjacent residences and to the hospital will be available at the
November 24, 2015 City Council Meeting.
Retaining Wall Height
As stated above the building pad elevation has been reduced 1 '-6" which in turn has reduced
the height of the retaining wall at the corner of Fair Oaks and Woodland. Additionally the
retaining wall is now terraced with two walls (4'-0" maximum height) instead of one single
wall. The revised wall design· will be constructed of colored, split-face masonry block and
include planting at each of the terraces to further soften the appearance. Per Planning
commission conditions the retaining wall design is required to return to the City Architectural
Review Commission to confirm the final details of the design.
762 Higuera Street, Suite 212
San Luis Obispo, CA 93401
805 • 541 • 3848
!=ax: 805 • 541 • 3848
SDG architects.com
November 23, 2015
Proposed Medical Building at 850 Fair Oaks Ave.
Site Ingress/Egress (Fair Oaks)
At the request of the Planning Commission the main. entry off of Fair Oaks has been studied
further. Although we will offer an alternate ingress/egress configuration for your consideration
we continue to believe that the ingress/egress design submitted with our original proposal is
the most intuitive for drivers to immediately locate and access the building and preserves
valuable parking spaces on the Arroyo Grande Community Hospital site.
Site Ingress/Egress (Woodland) .
The Public Works department requested that the westerly drive on Woodland be realigned to
match the driveway to the houses across Woodland. We studied this and found that the
requested re-alignment would eliminate one on-site parking space and one off-site parking
space. As this situation is not an actual intersection, has relatively little traffic and risks losing
valuable parking spaces we are requesting that the driveway alignment remain as originally
submitted.
Parking
On site parking includes 184 spaces including 7 motorcycle spaces in compliance with the
City requirement for 1 space per 250 SF. Concern was expressed about the project's impact
on existing off-site parking on Woodland Drive. If the residents and City agree, the applicant
has no objections to a parking permit system that reserves the street parking on Woodland
Drive for residents across from the proposed project. Related to the discussion about
Woodland· Drive several neighbors requested that the existing barrier at the near the southeast
corner of the project property remain 1n place. The applicant has no objection to this request.
It should be noted that a portion of the hospital's outpatient services are current hospital
services that will be expanding into the new building. Accordingly these employees already
park on the hospital campus and will not add to the demand for parking.
Traffic Impacts
Neighbors that spoke at the Planning Commission hearing expressed concern about traffic
impacts at the Fair Oaks/Woodland intersection. SDG subsequently consulted Stantec (traffic
engineers) to determine if the projected traffic impacts might warrant a signal. The projected
trip count at the intersection is 894 (am) 1050 (pm), well below the 1165 (am) 1850
(pm) trip count that would require installation of a traffic signal. The traffic report prepared
specifically for this project by Stantec clearly indicates that this project will not negatively
impact the surrounding intersections.
Pedestrian Circulation
Although the proposed project is for outpatient care it is anticipated that there will be a need
for staff and some patients to walk between the hospital ar:id the proposed building. The
proposed plans have been revised to provide a clearly marked pedestrian walkway between
the two facilities.
Site Lighting
As indicated on the plans submitted for review, the proposed site lighting will conform to the
City of Arroyo Grande Municipal Code and include shielding to restrict illumination from
spilling beyond the subject property. Photometric plans (sheet A 1 .2) indicate the specific
lighting levels and distribution. All parking lot lighting will be equipped with occupancy
sensors that reduce the lighting to minimal levels when there is no activity. Lighting levels
are increased when activity is detected and reduced back to minimal levels once no activity is
detected.
Trash and Recycling-
The trash enclosure has been increased from two dumpsters to three dumpsters to ensure
adequate capacity for the proposed building.
November 23, 2015
Proposed Medical Building at 850 Fair Oaks Ave.
Charging Stations
In response to request of the Planning Commission the project will include two Electric
Vehicle Stations.
Employee Shower Requirements
MM Vll-1 of the proposed Resolution (page 29) requests that employee lockers and showers
be provided. This condition has been inserted as a means of reducing green house gas by
encouraging bike transportation. However as many of the employees are hospital staff with
access to .the hospital employee lockers/showers and in light of the equally important concerns
for water conservation we request that this requirement be removed from the proposed
resolution.
We believe that with the recent revisions as described above the proposed project has will be
an asset to the community. Thank you for your consideration of this project.
Sincerely,
SDG
Brian W. Starr, Architect
President
MEMORANDUM
TO: CITY COUNCIL
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: SUPPLEMENTAL INFORMATION
AGENDA ITEM 1 O.a. -NOVEMBER 24, 2015 CITY COUNCIL MEETING
CONSIDERATION OF LOT MERGER NO. 15-002, CONDITIONAL USE
PERMIT NO. 15-006, AND MITIGATED NEGATIVE DECLARATION;
CONSTRUCTION OF AN APPROXIMATELY 45,000 SQUARE-FOOT,
THREE-STORY MEDICAL OFFICE BUILDING; LOCATION
NORTHWEST CORNER OF FAIR OAKS AVENUE AND WOODLAND
DRIVE; APPLICANT -TRIPLE P, LLC; REPRESENTATIVE -STUDIO
DESIGN GROUP
DATE: NOVEMBER 23, 2015
Attached are revised DRAFT Minutes of the November 3, 2015 Planning Commission
meeting, to be replaced as Attachment 4 in the above referenced staff report. Also
attached is a comment letter received on the proposed project.
cc: City Manager
City Attorney
City Clerk
Public Review Binder
ATTACHMENT 4
PLANNING COMMISSION
MINUTES
NOVEMBER 3, 2015
AYES:
NOES:
ABSTAIN:
Keen, Martin, Fowler-Payne, Mack
None
George
8. PUBLIC HEARINGS
PAGE2
8.a. CONSIDERATION OF DE ELOPMENT CODE AMENDMENT NO. 15-002 TO AMEND CHAPTER
16.84 OF THE ARROYO GRANDE MUNICIPAL CODE REGARDING WATER EFFICIENT
LANDSCAPE REQUIREME S; LOCATION -CITYWIDE; APPLICANT -CITY OF ARROYO
GRANDE
Associate Planner Heffernen p es~nted the staff report an
Commission adopt a resolution r ommending the City Co
amending Chapter 16.84 of the P.. royo Grande Municip
Model Water Efficient Landscape Or ·nance of the Stat ,
AYES:
NOES:
ABSENT:
' commended that the Planning
iprove the proposed Ordinance
and adopting by reference the
8.b. CONSIDERATIO. ,, F LOT MB~fGER NO. 15-002 AND CONDITIONAL USE PERMIT NO. 15-
006; CONSTRUC ,'L-. OF A~ PPROXIMATELY 45,000 SQUARE-FOOT, THREE-STORY
MEDICAL OFFICE B Ell CATION -NORTHWEST CORNER OF FAIR OAKS AVENUE
AND WOODLAND DR~ . PLICANT -TRIPLE P, LLC; REPRESENTATIVE -STUDIO
DESIGN GROUP
Associate Planner Downing presented the staff report and recommended that the Planning
Commission adopt a Resolution recommending the City Council approve the project.
Associate Planner Downing responded to questions from the Commission.
Nate Stong, Omni Means, explained the traffic study for the proposed project and responded to
Commission questions. ·
PLANNING COMMISSION
MINUTES
NOVEMBER 3, 2015
PAGE3
Will Drake, representative, Studio Design ·Group Architects, Inc., presented the project and
responded to Commission questions.
Russ Garrison, principal engineer, Bethel Engineering, discussed slope, grading, stated dirt is being
removed to keep floor level low, and responded to questions from the Commission.
Chair George opened the public hearing:
Ed Cox, asked that staff revisit the lighting in the parking lot and requested that consideration be
given to monument lighting for the proposed project.
Jeanie Downer, Creekview Court, presented pictures of th
her concern with traffic and opposed opening the gate.
grade and gate. She expressed
~
Gerald Yops, Thunder Gulch, opposed opening t :-' e, said thef~ '·11 be cut through traffic, and
excessive speed.
Ken Dalebout, Hospital Administrator, Arroyo · '" Commun.ity Hospita , ~ke in support of the
proposed medical building, stated the hospital wil ~~p reci. ·tJI access tf1r;~tlgh the parking lot,
does not want to increase traffic thro h the hospital~ · er, does not sui%~ the pedestrian
trail, addressed access to the hospit , esponded to ission questions.
Jerry Carrasco, Cree
stated Fair Oaks Av
pay attention, vehicle
park.
e lig , supports monument lights,
g 1 1 ~>.to pull out, added drivers do not
Avenue and asked where will the employees
·.,.j;Y parking spaces are handicap and stated
pport of the medical office, but is concerned with the
, ening Woodland, stated Fair Oaks should be looked at
a co ern if the gate is open, questioned if this is a phased
t designed to be more similar between the two phases.
1:ated with the two schools and hospital, traffic will impact Fair
~d her concern with parking.
Beatrice Spencer stated the project is under parked, does not see a need for seven motorcycle
parking spaces, suggested two more handicap spaces, does not feel two dumpsters is adequate,
opposed opening gate.
Gary Reinhart, Creekview Court, expressed concern with traffic, noise, lights, too many motorcycle
parking spaces, the trash containers will cause a lot of banging, and safety is an issue.
Hearing no further comments, Chair George closed the public hearing.
PLANNING COMMISSION
MINUTES
NOVEMBER 3, 2015
PAGE4
Commissioner Fowler-Payne provided the following comments: concern with circulation coming out
on the short existing side of Woodland and asked if there could be another access point on the
northerly property boundary of the hospital that would eliminate traffic on Woodland Drive,
expressed concern with lighting for adjacent neighbors and concern with trash enclosure.
Commissioner Martin provided the following comments: opposed the gate being opened, supports
removing Condition of Approval No. 32 requiring pedestrian access and Condition of Approval No.
84 be amended to be dedicated to the existing six feet wide easement.
Commissioner Keen provided the following comments: suppo e project, not fond of the height
but willing to accept it, likes the architecture, concern with dri off Fair Oaks being too sharp of
a turn and that it needs to be moved up, does not feel the , r seven motorcycle spaces, would
rather see two more vehicle parking spaces, supports tQ! s the lighting will not be 24 hours
like the hospital, Condition of Approval No. 32 dee· io ou e made by City Council as the
pedestrian paths are done with the Master Plans, e 6 foot P , ~· ets the code and should be
sufficient.
Commissioner Mack provided the following
Woodland, not in favor of creating pedestrian
container may need to be bigger, G' ·
should stay closed, installation of tra
bring building down in height, not in su
the building to exceed 45 feet in height.
stalls were
Action: Commissi ,, ed to adopt a resolution entitled "A RESOLUTION OF THE
PLANNING COMM/ , CITY OF ARROYO GRANDE RECOMMENDING THAT THE
CITY COUNCIL ADO · lTIGA TED NEGATIVE DECLARATION AND APPROVE LOT
MERGER 15-002 AND C ,,.' TIONAL USE PERMIT 15-006; LOCATED AT THE NORTHWEST
CORNER OF FAIR OAKS AVENUE AND WOODLAND DRIVE; APPLIED FOR BY TRIPLE P,
LLC. ", as modified to include the lower driveway on Woodland shall be aligned with the driveway
coming out of Walnut Creek, an electric vehicle charging station shall be included, omit Condition of
Approval No. 32, Condition of Approval No.'s 10, 19, 24 are amended to include ARC review,
Condition of Approval No. 84 in the first sentence be reworded "Dedicated to the existing 6 feet
wide adjacent to all public streets", and remove minimum ten feet wide. Commissioner Keen
seconded and the motion passed on the following roll call vote:
PLANNING COMMISSION
MINUTES
NOVEMBER 3, 2015
AYES:
NOES:
ABSENT:
Martin, Keen, Fowler-Payne, George
Mack
None
PAGES
Action: Commissioner Keen moved to recommend keeping the access gate closed on Woodland
Drive. Commissioner Mack seconded and the motion passed on the following roll call vote:
AYES:
NOES:
ABSENT:
Keen, Mack, Martin, Fowler-Payne, George
None
None
Commissioner Keen moved to continue the meeting p~
Commissioner Martin and unanimously carried.
9. NON-PUBL C HEARING ITEM
9.a. CONSIDERATI N OF APPOINTMENT TO C ,
Commissioner George
. The motion was seconded by
Community Service Gra unanimously
carried. Commissioner Fo
None
13. ADJOURNMENT
Action Planner· ·
A S.
standards need to be reviewed. Community
s scheduled a meeting to start the review.
On motion by Commissioner George, seconded by Com issioner Keen and unanimously carried,
the meeting adjourned 9:59 p.m.
ATTEST:
COLLEEN MARTIN
Arroyo Grande, CA 93420
To the Mayor & City Council of Arroyo Grande:
I can see the 70-foot eucalyptus trees adjacent the hospital (where a 57 ft. tall medical office is
proposed) from my kitchen window on Olive Street. I attended the Planning Commission meeting on
November 3, 2015. I am confused when many of the concerns expressed by the residents were not
incorporated into the plan now before the Council. It is evident that if the proposed changes were not
included in the motion by the Planning Commission, they were not taken seriously. An example of this is
the resident of Walnut Grove who shared at the Commission that she must stand in the street to retrieve
her mail. Now that the upper proposed driveway would unload right there; it is no longer safe to have the
narrow street and mailbox situated where it currently is. (Please see photo)
Although I am very concerned with the parking and traffic, I am in support of additional medical
facilities in Arroyo Grande. The safety issue would be EPIC, if the Council chose NOT to keep the gate
closed to the Cerro Vista neighborhood, as cut-thru traffic to the high school would be absolutely scary.
Mostly, I am concerned about the mass of the building and the height of the roof. The Municipal Code calls
for a 35 ft. high roof. The proposed building is not a hospital. It is not zoned a public facility. It is a private
building that a portion will be leased to Dignity Health. That's it! However, the roof exemption is based on
this building being a hospital, which it is not. Sitting on top of a 12-foot elevation, then 45 feet of building
with more feet for decorative accouterments make the building almost as tall as the existing tress that I see
out my kitchen window right now.
In your report for item 1 Oa., (page 7), the Disadvantages state: "The proposed building would be
one of the tallest in the City and would be a change from what the nearby neighborhood is accustomed to
seeing. This may not be compatible with neighboring residential neighborhoods." The medical office is OK,
the height of it, is not. The hospital itself is only 19 feet tall and the entrance 32 feet tall. The proposal in
your packet is for a minimum of 57 feet! (Almost 3 times the height of the hospital!) I guess I will view all
that glass from my kitchen window streets away! All this in Arroyo Grande?
The applicant could "dig in" the building reducing the overall stature in the neighborhood. If the 45-
foot building were not on top of an addition 12 feet, it would be more palatable to everyone. Right now, as
proposed, the amount of asphalt, glass and the height of all those hard surfaces are daunting. Once again,
"this would be the tallest building in the City", a City where the hospital is only one story! Please consider
the safety when you make decisions about the gate, and please think about the skyline for Arroyo Grande.
Is this what is best for the people who live here? I trust my elected officials to consider all the elements to
such a large permanent decision. Keep the "Village" in Arroyo Grande and stick to the municipal code
when deciding height and other important issues. The codes and General Plan should be our guide.
Thank you for your consideration and service,
Co{{een
Colleen Martin
Check out the mailbox location. The postman fills the mail and the resident get their mail in
the same direction. Needs to be flipped to safer sidewalk .
Also, if the furthest driveway is close to the property boundary , then the street might need to
be widened on the applicants side to accommodate those turns etc.