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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 1 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 2 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 3 4 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 5 Architecture 6 7 8 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 9 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 10 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 11 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 12 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 13 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 14 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 15 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 16 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 17 18 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 19