CC 2015-11-24_10a CUP_15-006Item 10.a.
Lot Merger 15-002 and Conditional Use Permit 15-006
Merger of Four (4) Lots into One (1) for an Approximately 45,000 sq. ft. Medical Office Building
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Project Location/Site
Zoned Office Mixed-Use (OMU)
Includes D-2.20 Overlay
Surrounding uses include:
Arroyo Grande Community Hospital to west
Residential to north and south
Phase I (residential) of mixed-use
project
Subject Property
Arroyo Grande Community Hospital
Walnut Grove
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Proposed Project
Merge four (4) existing lots into one (1) 103,850 sq. ft. lot
Construction of approximately 45,000 square-foot medical office building
Three (3) stories
Total building height approximately
47’ from average finished grade to height of mechanical screening
184 parking spaces
7 motorcycle spaces
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Zoning District and Overlay
The project site is zoned Office Mixed-Use
Primary purpose is to provide areas for the establishment of corporate, administrative, and medical offices and facilities
Also covered by
D-2.20 Overlay District
Purpose to provide sufficient land for the orderly development of Arroyo Grande Hospital and functionally related medical facilities
Indicated approximately 50%
of area will be leased by Arroyo Grande Hospital
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Architecture
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Building Height
Building height proposed at approximately 40’
Average grade to roof deck, ~7’ architectural extensions
OMU limits to 35’, but may be increased through development review
AGMC § 16.48.080
allows 45’ buildings for schools, churches, and hospitals
Coordination with AG Hospital and lease by AG Hospital addresses the intent of the Code
AGMC § 16.48.030.B.5 also allows for
15’ of architectural projections beyond height limit for screening and aesthetics
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Access and Traffic
Three entrances to the site
Two from Woodland Drive, one through Hospital
Traffic Commission recommended primary access from Fair Oaks Avenue, Planning Commission recommended lower driveway
align with Walnut Grove
Applicant has indicated access from Woodland is necessary due to emergency access, site circulation, grading issues, and using private property not owned by applicant
for primary access
Planning Commission also discussed realigning Fair Oaks entrance through Hospital
Traffic Impact Study completed by Stantec
1,461 average daily trips ( 96 AM, 144
PM)
Level of Service for all studied intersections remained at LOS C or better – no impacts
Development meets parking requirements of Municipal Code
Planning Commission discussed removing
motorcycle parking in favor of standard vehicles
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Woodland Drive Gate
Council directed investigation of Woodland Drive gate being opened for Phase II of the project
Traffic Study indicates some neighborhood traffic would utilize the opening, reducing trips
to other intersections and increasing at Fair Oaks/Woodland
Did not quantify projected cut through traffic due to no quantifiable data being available
SAC supports opening Woodland –
open circulation network and neighborhood connectivity
TC and PC oppose opening Woodland due to design of residential neighborhood, pedestrian traffic, and potential cut through traffic
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Trees and Landscaping
Skyline eucalyptus trees proposed for removal
Tree Guild of Arroyo Grande recommended mitigation of 2:1 skyline replacement during Pre-Application – applicant has included
Landscaping
will be drought tolerant and comply with draft landscaping ordinance
Mitigation measures provide protection for nesting raptors
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Advisory Committee Reviews
SAC – March/April (PreApp), October 28, 2015
Site and utility access, emergency access, opening Woodland Drive
In support of the project
Conditions of approval included in Resolution
ARC
– April (PreApp), September 21, 2015
Site planning, architecture, building height and massing, landscaping and mitigation plantings, pedestrian safety
Members in support of project
Conditions
of approval included in Resolution
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Advisory Committee Reviews
TC – October 26, 2015
Traffic Impact Study, site access, emergency access, opening Woodland Drive
In support of the project
Recommended primary access from Fair Oaks Avenue and not opening
Woodland Drive to through traffic
PC – November 3, 2015
Concerns with trash, sight lighting, traffic, building height, site access and circulation, and parking
In support of the project
and recommended approval with additional conditions included in Resolution
Recommended Woodland Drive gate remain closed
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Environmental Review
Staff has reviewed in accordance with the California Environmental Quality Act (CEQA) and prepared an Initial Study/Mitigated Negative Declaration (IS/MND) to reduce any significant
impacts to levels of less than significance
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Public Notice
Notice of public hearing mailed to all property owners within 300’ of the site, published in the Tribune, and posted at City Hall, on the City’s website, and at the project site on November
13, 2015
Tonight’s agenda and staff report were posted at City Hall on November 19 and on the City’s website on November 20, 2015
Staff has received comments regarding building height
and massing, traffic generation, street parking, and site access
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Recommendation
The Planning Commission recommends that the City Council adopt a Resolution adopting the Mitigated Negative Declaration and approving Lot Merger 15-002 and Conditional Use Permit 15-006
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ARC Conditions
Incorporate a textured walkway crossing the parking lot off Fair Oaks Avenue and connecting to the hospital
Retaining wall details return to ARC for consideration
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