staff report report to the mayor and members of the …
TRANSCRIPT
DATE:
SUBJECT:
STAFF REPORT
REPORT to the MAYOR and MEMBERS of the CITY COUNCIL From the CITY MANAGER
September 28, 2021
Ratification of the Design Review Board's approval of Project No. 2020-14 (Grossmont Post Acute Care) - a site development plan for a skilled nursing facility at 5601 Grossmont Center Drive, APN 490-260-11-00 in the C-G-D (General Commercial I Grossmont Specific Plan Overlay / Urban Design Overlay) zone
ISSUING DEPARTMENT: Community Development
SUMMARY:
Issues:
Does the proposed design meet the intent of the policies in the Urban Design Program and the Grossmont Specific Plan?
Is the proposed design consistent with the policies and objectives of the General Plan?
Recommendation:
Ratify the Design Review Board's approval of Project No. 2020-14 (Attachment A).
Fiscal Impact:
There would be no impact to the General Fund related to this project. City of La Mesa policy is to recover 100% of the cost of staff time through application processing fees.
City's Strategic Goal:
• Revitalize Neighborhoods and Corridors
Environmental Review:
The project is categorically exempt from environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15302, Replacement or Reconstruction.
8
Report to Mayor and Councilmembers September 28, 2021 Page 2 of 5
BACKGROUND:
The approximately six-acre project site is located at the northeast corner of Center Drive and Grossmont Center Drive and is developed with a 46,000-square-foot, two-story commercial building and terraced surface parking. The building is currently vacant and slated for demolition, but was until recently occupied by a gym and medical offices.
The site is long and narrow, with a steep embankment along the long northerly edge that slopes downhill towards adjacent MTS railway right-of-way. The site also slopes gradually uphill from west to east following the grade of Center Drive. Sidewalk, curb , gutter, and street trees are present along both street frontages. There are four curb openings, consisting of one on Grossmont Center Drive and three on Center Drive.
A vicinity map is shown below, and the Assessor Parcel map is provided as Attachment 8. Photos of the project site are provided as Attachment C.
Vicinity Map
Project No. 2020- 14 Site Development Plan
Grossmont Post Acute Care
Address 5601 Grossmont Genier Drive
APN 490-260-1 1-00
5.95 Acres/ 259. 182 sq. rt.
Reg iona l Serving Commercia l
C-G·O Genera l Commercial; Grossmonl Specific Plan.
Urban Design Overlay Zone
c:J Project Site
180 360 540 720
FEET
Surrounding development includes medical offices and Grossmont Hospital to the south and east, Grossmont Shopping Center to the south and west, and a residential mixed-
Report to Mayor and Councilmembers September 28, 2021 Page 3 of 5
use project to the north. The signalized intersection in front of the project site includes a crosswalk and there is a high volume of pedestrian traffic in the area due to the nearby Grossmont Transit Center that is served by MTS Green and Orange Lines. Pedestrian and bike improvements are currently being planned for the adjacent Grossmont Center Drive bridge that connects the station to the subject property, shopping center, and hospital.
Zoning for the project site is C-G-D (General Commercial/Grossmont Specific Plan Overlay/Urban Design Overlay) and the planned land use designation is Regional Serving Commercial. General Commercial zoning is applied along major streets and in shopping centers and allows for a broad range of retail businesses, offices, and services, with new development subject to site development plan review. The Grossmont Specific Plan Overlay Zone allows for hospital uses and related offices. The Urban Design Overlay zone prescribes that development be reviewed by the Design Review Board, subject to City Council ratification.
Grossmont Post Acute Care submitted a site development plan application for review pursuant to Title 24 of the Municipal Code. The project was reviewed and approved at public meetings by the Design Review Board on June 28, 2021, and by the Planning Commission on September 1, 2021. Planning Commission Resolution No. PC-2021-13 is provided as Attachment D.
DISCUSSION:
The Design Review Board reviewed the submitted project plans (Attachment E) in consideration of the City's Urban Design Program.
Site Design
Project applicant Grossmont Post Acute Care proposes to demolish existing improvements and construct a 54-unit, 105-bed, skilled nursing facility on the project site. The proposed 50,680-square-foot, one-story structure with walk-out basement is situated close to Center Drive in the central and westerly portion of the site and utilizes an existing small parking area off Grossmont Center Drive. The scope of work includes a two-way ramp and driveway around the sides and rear of the building and improvements to the upper parking area at the east end of the property. A new stairway connects the upper parking area with the facility.
Grading will be carried out to establish the new drive aisle at the rear of the building. A geogrid wall retaining up to ten feet of fill is planned along a portion of the top of the embankment. The beveled, split-face wall extends the pad out horizontally beyond the current top of slope by up to 12 feet. Retaining walls of up to eight feet high are also proposed along the Center Drive property line. Those walls are pile and lag shoring-type walls. Estimated earthwork quantities of 2,860 cubic yards of fill and 8,335 cubic yards of cut yield 5,475 cubic yards of export.
Report to Mayor and Councilmembers September 28, 2021 Page 4 of 5
Trash and generator enclosures are situated behind the building near the delivery entrance. The enclosure walls are CMU painted to match the building and the trash enclosure is covered with a metal deck roof. Additional surface parking is also proposed in this area.
The landscape plan provides a diverse variety of street trees, parking area trees, and site trees including Japanese Hackberry, Crape Myrtle, Bronze Loquat, and Canary Island Pine, as well as numerous shrubs and perennial plants. Plantings in the site's five water retention basins have been selected to withstand both wet and dry conditions. Many of the existing trees adjacent to the sidewalk, including a large specimen adjacent to Grossmont Center Drive, and nine trees near the top of the embankment are planned to remain. In the east parking lot, new perimeter and interior landscape planters include twelve new trees.
Architectural Design
The lower level of the building, which opens onto Grossmont Center Drive, contains office space, a conference room, and support functions including kitchen, laundry, and storage. Patient rooms are located on the main level above. On the west elevation, facing Grossmont Center Drive, the upper floor projects over a portion of the parking area in the location of the business entrance. The main patient entrance is located on the upper floor at the east end of the building.
Exterior architectural finishes include a field of smooth-troweled stucco accented with fiber cement siding in a pumpkin tone. Stucco door and window surrounds are provided in contrasting colors of medium gray with blue insets. Two window types are utilized, small rectangular windows flush with the plane of the wall and larger windows that are deeply recessed. Colors and materials for the buildings and walls are shown on Attachment F.
The site's downhill placement from Center Drive creates a condition where the street is level with the roof of the building, necessitating supplemental screening for the roof-top mechanical equipment. The equipment is partially screened from view by the exterior parapet wall. Additional screening is provided by secondary screen walls running most of the length of the building. The secondary screen walls are taller than the parapet and situated close to the units.
The project is responsive to the topography of the site and the architecture provides an adequate amount of visual interest. The landscape design retains healthy existing vegetation and provides an abundant quantity and variety of new material. The scale of the improvements is compatible with the area. The Design Review Board found that the project's design is consistent with the Urban Design Program, Grossmont Specific Plan, and the design policies in the Land Use and Urban Design Element of the General Plan.
Report to Mayor and Councilmembers September 28, 2021 Page 5 of 5
CONCLUSION:
Staff recommends that the City Council ratify the Design Review Board's approval of Project No. 2020-14.
Reviewed by: ectfully submitted by:
/vL-Greg Humora City Manager
Attachments :
A. Design Review Board Certification of Action B. Assessor Parcel Maps C. Site photos D. Planning Commission Resolution No. PC-2021-13 E. Project plans F. Project colors and materials
nity Development
CITY OF
AMESA JEWEL of tl,e HILLS
FILE:
MEETING DATE:
SUBJECT:
DETERMINATION:
MMUN/TY DEVEL PM ENT DEPARTM ENT
CERTIFICATION OF DESIGN REVI EW BOARD ACTION
Project No. 2021 -14 (Grossmont Post Acute Care)
June 28, 2021
Consideration of a proposed skilled nursing facility at 5601 Grossmont Center Drive, APN 490-260-11-00 in the C-G-D (General Commercial / Grossmont Specific Plan Overlay / Urban Design Overlay) zone
After reviewing the proposal, the Board made a motion to recommend approval of Project No. 2020-14 based on plans stamped received by the City on April 27, 2021, and a finding that the project is consistent with the City's Urban Design Program, Grossmont Specific Plan, and General Plan.
The vote on the motion was as follows:
Aye: Nay: Absent:
Board members Feske, Lorenz, and Robinson None None
ATTEST:
tVfwtr iJ ~(L
Kerry Kusi k Director of Community Development
ATTACHMENT A
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ATTACHMENT B
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View of project site from Grossmont Center Drive looking southeast
View of project site from intersection looking northeast
View of existing building from Center Drive
Project No. 2020-14 5601 Grossmont Center Drive ATTACHMENT C
View of lower parking area from Center Drive
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Project No. 2020-14 5601 Grossmont Center Drive
RESOLUTION NO. PC-2021-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA MESA APPROVING PROJECT NO. 2020-14 (GROSSMONT POST ACUTE CARE) - A SITE DEVELOPMENT PLAN FOR A SKILLED NURSING FACILITY AT 5601 GROSSMONT CENTER DRIVE, APN 490-260-11-00 IN THE C-G-D (GENERAL COMMERCIAL/GROSSMONT SPECIFIC PLAN OVERLAY/URBAN DESIGN OVERLAY) ZONE
WHEREAS, the property owner has submitted a development application to demolish existing improvements and construct a 105-bed skilled nursing facility at 5601 Grossmont Center Drive in the C-G-D (General Commercial/Grossmont Specific Plan Overlay/Urban Design Overlay) zone;
WHEREAS, new development in the Grossmont Specific Plan Overlay zone requires site development plan approval from the Planning Commission;
WHEREAS, on September 1, 2021, the Planning Commission of the City of La Mesa did hold a duly noticed public meeting and accepted public testimony in consideration of Project No. 2020-14; and
WHEREAS, the Planning Commission did receive and consider a staff report for the proposal.
THE PLANNING COMMISSION FINDS AND DETERMINES AS FOLLOWS:
1. The project is exempt from environmental review in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15302, which exempts replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity, including replacement of commercial structures of substantially the same size. The proposed building sits on the same portion of the site of the former building and is of similar size and height. The proposed skilled nursing use is a commercial/medical use similar to the former uses. None of the exceptions listed in Section 15300.2 apply.
2. The project complies with the required site development plan findings for development within the Grossmont Specific Plan Overlay Zone (LMMC Section 24.16.030):
That the proposed uses are consistent with the Grossmont Specific Plan.
The proposed skilled nursing facility is consistent with the Grossmont Specific Plan because all hospital uses and related office uses are permitted within the specific plan area.
That adequate parking for the uses has been provided.
The project provides off-street parking in excess of the City's parking requirements. The parking requirement for hospitals is one parking space per five beds plus one parking space per 200 square feet GLA for offices. The project conslsts of 105 beds
ATTACHMENT D
Resolution No. PC-2021 -13 September 1, 2021 Page 2
and 10,600 square feet of office area, which requires 7 4 parking spaces. A total of 89 parking spaces are provided.
That the project will not adversely affect the surrounding circulation system.
The project will not adversely affect the surrounding circulation system. Trip generation analysis determined that the project would generate 315 daily trips, which is exempt from the requirement to prepare a traffic impact analysis . The project will be required, as a condition of approval, to dedicate a sidewalk and utility easement along the frontage of Grossmont Drive and to construct onsite and office improvements to accommodate future widening of Grossmont Center Drive, including ADA compliant sidewalks and driveway approaches .
That the design of all new buildings is consistent with the design guidelines established by the City Council.
The Design Review Board reviewed and approved the project on June 28, 2021, based on a finding that the project is consistent with the City's Urban Design Program, General Plan, and Grossmont Specific Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF LA MESA AS FOLLOWS:
1. The foregoing findings of fact and determinations are true and hereby made a part hereof.
2. The foregoing findings of fact and determinations are supported by the staff report, plans, and exhibits, all of which are herein incorporated by reference .
3. The Planning Commission approves Project No. 2020-14, subject to the conditions in Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of La Mesa, California, held the 1st day of September, 2021, by the following vote, to wit:
AYES:
NOES: ABSENT:
Chair Newland, Commissioners Alvarado, Cooper, Coston, Jones, and Torpey None None
I, Kerry Kusiak, Secretary of the City of La Mesa Planning Commission, do hereby certify the foregoing to be a true and exact copy of Resolution PC-2021-13, duly passed and adopted by the Planning Commission.
Resolution No. PC-2021-13
A. GENERAL CONDITIONS:
Exhibit A PC Resolutlon PC-2021-13
Project No. 2020-14 Conditlons of Approval
September 1, 2021 Page 3
1. The project is conditionally approved as set forth on the application and project drawings stamped received by the City on April 27, 2021, consisting of 15 sheets numbered: SD-1 Conceptual Site Plan, SD-2 Overall 1st Floor Plan, SD-3 Overall 2nd Floor Plan, SD-4 Overall Roof Plan, SD-5 Elevations, SD-6 Building Sections, SD-7 Details, SD-7 Details (Line of Sight Details), SD-7 (Materials Board), Landscape Planting Plan, three sheets of retaining wall details, Sight Distance Exhibit, and Tree Exhibit, and project drawings stamped received by the City on July 1, 2021, consisting of 6 sheets numbered Civil Sheets C1, C2, C3, C4, C5, and C6.
2. The Owner(s) shall waive any claims of liability against the City and indemnify, hold harmless and defend the City and City's employees regarding any component of the City's approval, and shall execute an indemnity agreement in substantially the form as provided by the Community Development Department prior to building permit issuance, initiating use in reliance of this permit, and the Community Development Director is hereby authorized to execute the same.
3. This approval shall not waive compliance with any section of the La Mesa Municipal Code and all other applicable City regulations in effect at the time of Building Permit issuance unless specifically waived herein.
4. Prior to any use or issuance of final occupancy of the project site pursuant to this approval, all conditions of approval contained herein shall be completed or secured to the satisfaction of the Community Development Department.
5, The applicant is responsible for coordinating civil, landscape, and architectural plans and supplemental materials at building permit submittal to ensure that all project plans and materials are internally consistent and consistent with each other. Inconsistent construction documents will not be accepted.
B. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING AND GRADING PERMITS:
Engineering
1. The applicant's engineer shall ensure that the design and construction of all improvements shall be in accordance with standard plans and specifications of the City of La Mesa, and subject to the approval of the City Engineer.
2. The applicant shall submit all plans and supporting documents concurrently for plan check and approval as required for all sewer, water, storm drain, street, and sidewalk improvements. Plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer. All street dedications, alignments, widths, and geometrics shall be as approved by the City Engineer.
3. A precise grading, drainage and erosion control plan shall be prepared by a Registered Civil Engineer in accordance with the City of La Mesa Grading Ordinance Title 14.05
Resolution No. PC-2021-13 September 1, 2021 Page4
showing all buildings, access roads, parking, driveways, landscaping, and drainage. The grading and erosion control plans shall be submitted for plan check and approval of the City Engineer and Planning Division prior to approval of the Grading and Building Permits.
4. Where off-site work or improvements are proposed to be constructed (including, but not limited to, slopes, public utility, and drainage facilities); the applicant shall obtain all necessary easements, letters of permission or other interest in real property, at their own expense and shall dedicate the same to the City as may be necessary.
5. Off-site improvements within the public right of way beyond the parcel boundary may be required to be installed as determined by the City Engineer to provide proper transition to the street and sidewalk, and to address drainage or traffic and pedestrian safety.
6. Sight distance requirements at all street, common drive, and/or driveway intersections shall conform to the intersectional sight distance criteria provided in the California Department of Transportation (CalTrans) Highway Design Manual and section 24.05.030.N of the City of La Mesa Municipal Code and shall be shown in the plans.
7. Fences, walls or cut banks running parallel with a driveway which exceed a height of thirtysix (36) inches shall not be permitted within a distance of five (5) feet from the property line at the street.
8. Street trees locations shall be referenced on the improvement plans for conflict check, located behind the sidewalk equal to 1 tree for every 35 feet of property frontage along Grossmont Blvd. and Center Drive.
9. The method of disposing of surface water from the site shall be submitted and approved to assure that the site will drain to the street or to a natural watercourse. New draf nage facilities, and private maintenance agreements or covenants may be required.
10. A hydrology report prepared by a registered Civil Engineer shall be furnished to establish the adequacy of the drainage system and the base flood elevation of the 100-year storm. Report must support the design and sizing of any water quality BMPs to treat the 85th percentile storm in perpetuity.
a) Hydrologic and Hydraulic analyses shall be based on the County of San Diego Hydrology and Drainage Design Manuals, most current editions.
b) Report must clearly address pre-development and post development offsite discharge, and erosion potential. Any post-development increases in offsite discharge, and erosion potential must be minimized, justified and mitigated to the satisfaction of the City Engineer.
11. Site operations shall comply with City of La Mesa Municipal Code Chapter 7 .18 Storm Water Management and Discharge Control Program. A completed City of La Mesa storm water management permit appHcation shall accompany the grading plan submittal.
12. The applicant shall comply with Storm Water Pollution Control Ordinance (City of La Mesa Municipal Code Chapter 7.18) and the State's current General NPDES Storm Water Permit. If required, the applicant shall show evidence that a Notice of Intent (NOi) has been applied for and fees paid to the State Water Resources Control board prior to issuance of a grading permit. A Water Quality Technical Report (WQTR) shall accompany
Resolution No. PC-2021-13
the grading plan subrnittal.
September 1, 2021 Page 5
13. This project shall cornply with the City of La Mesa hydrornodification rnanagement requirernents . For more information please refer to the City of La Mesa website at http://www.cityoflamesa.com/stormwater, on the Developrnent Requirements tab.
14. The development plan(s) shall clearly show compliance with the criteria of the City of La Mesa Storm Water Standards Manual for Priority Development Projects. Each component requiring maintenance shall be perpetually maintained by the property owner and located on private property. These include the following :
a) A post-construction Water Quality Technical Report and recorded maintenance agreement pursuant to Title 7.18 of the La Mesa Municipal Code shall be required. Compliance requires post-development BMPs. Each (BMP) component requiring maintenance shall be, perpetually maintained by the property owner and located on the private property.
b) Creation of off-street parking in excess of the minimums set forth in the City Zoning ordinance shall utilize porous pavement alternatives. All parking areas shall drain to a dry well filter which filters runoff through sand and crushed rock or a cyclone type filter before infiltration.
c) Drain impermeable rooftops, sidewalks, walkways, and patios through adjacent landscaping or other pervious surfaces to maximize infiltration and provide vegetative filtration .
15. Post Construction BMPs
a) Tree box/modular wetlands are only allowed if bio-retention style IMPs are proved to be infeasible. Vault/Separator style units are not allowed.
b) Each drainage management area that discharges into the public system outlet or street shall have storm water quality controls , and shall be maintained by the property owner and located on the private property.
c) A post-construction Water Quality Management Plan and recorded maintenance agreement pursuant to section 7 .18 of the La Mesa Municipal Code shall be required. Perpetual maintenance requirements should be considered when selecting appropriate BMPs.
d) Trash enclosures shall be covered to prevent rainwater intrusion or otherwise designed to prevent offsite migration of contaminants.
16. Prior to grading of any part of the project, a comprehensive soi ls and geologic investigation shall be conducted of the geologic formations, soils, and slopes of the site. A soils investigation report verifying that the site is suitable for the proposed development shall be prepared by a licensed civil or geotechnical engineer. All necessary measures shall be taken and implemented to ensure slope stability, erosion control, and soil integrity.
17. The applicant/developer shall provide adequate erosion control devices at the completion of each phase of grading . This shall include landscaping and temporary irrigation systems on exposed slopes. Such temporary measures shall be subject to the approval of the City
Resolution No. PC-2021-13
Engineer.
September 1, 2021 Page 6
18. The applicant shall dedicate a 4.5-foot wide sidewalk and utility easement along the frontage of Grossmont Center Drive, with a 15-foot radius property line return at Center Drive.
19. The applicant shall construct onsite and offsite improvements to accommodate future widening of Grossmont Center Drive, including ADA compliant sidewalks and driveway approaches, with face of curb at 31 feet off centerline.
20. The applicant shall show the following information on the site plan and/or add a note to the plans:
a) The sanitary sewer main, sewer service lateral and property line clean out shall be identified. A clean out shall be installed if one does not exist.
b) The rim elevation of the nearest upstream sewer manhole on the sewer main and the lowest finish floor or lowest waste water fixture unit shall be identified. lf the lowest finish floor elevation or lowest waste water fixture unit is less than or equal to the top of the manhole elevation PLUS two feet, then a backwater valve shall be installed.
21. The applicant shall pay the current Sanitary Sewer Connection Fee as determined by the City's current fee structure.
22. The applicant shall obtain an Encroachment Permit and Traffic Control Permit prior to beginning any proposed work within the City right of way. Traffic control plans for streets which will be opened to public travel during construction shall be in accordance with construction signing, marking and other protection as required by the State Department of Transportation (CalTrans) Traffic Manual.
23. Prior to obtaining a Building Permit, the applicant shall pay the Regional Transportation Congestion Improvement Program (RTCIP) development impact fee, as determined by the City's current fee structure, for each newly constructed residential unit.
24. Surety (security) for improvements and/or grading shall be posted with the City of La Mesa prior to improvement and/or grading permit approval to guarantee the construction of all the required street improvements, drainage, grading, erosion control, landscaping, irrigation, sewer and monumentation. The security shall include all onsite and offsite grading and improvements. The amount of security shall be determined by the City Engineer based upon an estimate furnished to the City taken from approved plans submitted by the engineer of work. The engineer's cost estimate should include an estimate of utility relocation, if applicable.
25. Water improvements are separately approved by and bonded with the Helix Water District prior to approval of the grading plan. Please submit with Helix Water District concurrently to avoid project delays.
Planning
26. The applicant shall submit landscape and irrigation plans with application fee or deposit prepared by a registered landscape architect in accordance with City standards and the State of California Model Water Efficient Landscape Ordinance, for review and approval
Resolution No. PC-2021-13
prior to issuance of building permits.
September 1, 2021 Page 7
27. The applicant shall prepare and submit plans in conformance with the approved exhibits and conditions of approval for Project No. 2020-14. A note shall be placed on the building plans stating that prior to final inspection sign off and release of electrical service, the site and buildings shall be inspected for substantial conformance to the approved exhibits and conditions. The exact materials and colors of all proposed structures shall be prominently noted on all plans and exhibits.
28. To protect and avoid impacts to potential nesting birds, site brushing, grading and/or removal of vegetation within 300 feet of any potential migratory bird nesting location shall not be permitted during the migratory bird nesting season of February 1 - September 15 unless nesting bird surveys have first been completed and provided to the Community Development Department to ensure compliance with the Migratory Bird Treaty Act and California Department of Fish and Game Code Section 3503, which protect nesting birds. Nesting bird surveys shall be conducted within 72 hours of commencement of site brushing, grading, and/or removal of vegetation. A note shall be added to the grading plans documenting this requirement.
29. A note shall be placed on the building plans stating that should any archeological (cultural) or paleontological resources or human remains be discovered during construction-phase ground-disturbing activities, all work in the immediate vicinity must stop and the project applicant shall notify the City of La Mesa immediately. A qualified professional shall be retained to evaluate the finds and recommend appropriate action. For human remains, the applicant shall notify the County Coroner. For human remains determined to be of Natlve Amerlcan origin, the procedures outlined in CEQA Section 15064.5 (d) and (e) shall be followed. The applicant shall ensure, to the satisfaction of the City and the Native American Heritage Foundation, if applicable, that appropriate measures are undertaken prior to resuming any project activities that may affect such resources.
Building
30. Plans must be complete and stamped by a licensed professional before the Building Division will accept them into the plan review and permitting process.
31. The applicant shall obtain approvals from all departments for all permits: building, fire, planning, grading, OSHPD, SD County ACPD, SD County HazMat, Encroachment, or other permits for the proposed improvements prior to issuance of permits.
Fire
32. Building Plans shall comply with currently adopted California Fire Code and all applicable City ordinances.
33. For non-OSHPD projects; Applicant shall submit separate plans (deferred submittals) for the following: underground fire service, automatic fire sprinkler system, standpipes, fire alarm system, fixed fire suppression systems, and emergency responder radio communications system (ERRCS). For OSHPD projects, State Inspector of Record (IOR) shall coordinate with AHJ regarding Fire Department access and water supply.
34. Egress and egress signage shall be in accordance with Chapter 10 of the current California Fire and Building Codes.
Resolution No. PC-2021-13 September 1, 2021 Page 8
35. All fire apparatus access roadways must be maintained unobstructed and drivable by fire apparatus throughout the construction process. Fire Department access and water supply shall be installed as directed and shall be inspected and approved prior to delivery of combustible materials to the site. Access roadways shall be capable of holding an imposed load of 75,000 pounds including during adverse weather conditions.
C. THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO THE ISSUANCE OF THE FINAL OCCUPANCY PERMIT:
Engineering
1. The applicant shall place any proposed sewer pipe (public or private) outside the surface storm water drainage path in order to avoid any inflow into the sewer manholes. In cases where this requirement cannot be satisfied, the developer shall provide appropriate inflow dishes in the affected manholes.
2. The applicant shall remove and replace existing curb and sidewalk if it is found to be cracked, broken, displaced or not in compliance with current ADA standards. Existing driveways to be removed shall be replaced with full height curb and gutter. The City Inspector will identify the limits of removal and replacement. Any existing pedestrian ramps along your frontage will be brought up to current ADA requirements, as necessary.
3. The applicant shall install street trees behind the sidewalk and contiguous with the curb, equal to 1 tree for every 35 feet of property frontage along Grossmont Boulevard and Center Drive. (Refer to SDRSD L4 and LMSD LS1 through LS3.)
4. All street and drainage improvements shall be completed and accepted by the engineering inspector prior to occupancy.
Building
5. The applicant shall obtain approvals from all departments for all issued permits: bullding, fire, planning, grading, OSHPD, SD County ACPD, SD County HazMat, Encroachment, or other permits for the proposed improvements prior to the issuance of a certificate of occupancy.
Fire
6. lf any gate or barrier across a fire access roadway is to be installed (whether manual or automatic) it must meet Heartland Fire & Rescue requirements and have specific plans and permits approved prior to installation. Knox brand key-operated electric key switch keyed to Heartland Fire & rescue specification and opticom strobe sensors are required. The Knox switch shall override all gate functions and open the gate.
7. Prior to Fire Department Clearance for occupancy all underground fire service(s), automatic sprinkler systems, standpipes, fire alarms, ERRCS, fixed fire suppression systems, and elevators shall be installed inspected and approved.
8. Permanent Building, three-dimensional street numbers, minimum 8 inches in height with a ½ inch stroke, shall be provided on the address side of the building at the highest point and furthest projection of the structure. The address shall be visible form the street and shall not be obstructed in any manner.
Resolution No. PC-2021-13 September 1, 2021 Page 9
9. Emergency responder radio coverage shall be in accordance Heartland Fire & Rescue policy and the current California Fire Code.
10. Provide plans on AutoCAD (any release) for pre-fire planning use by fire department. Information shall include locations of all gas, electrical, water, fire sprinkler systems.
11. Knox emergency access key box is required at each building, wlth specific mounting locations approved by Heartland Fire & Rescue.
D. The following conditions must be satisfied prior to the acceptance of improvements and filing of the Notice of Completion.
Engineering
1. The applicant shall install street trees according to the approved landscaping plan.
2. Landscaping for trees, shrubs, walls, fences, cut/fill slopes or other structures at or near driveway and street intersections shall conform to the intersectional sight distance criteria as provided by the California Department of Transportation (CalTrans) Highway Design Manual. Any obstructions which exceed a height of thirty-six (36) inches shall not be permitted within a distance of five (5) feet from the property line at the street.
3. Street name signs, street lighting, and traffic control devices shall be built to City standards and as required and approved by the City Engineer and the Traffic Engineer. The applicant shall pay all applicable fees, energy charges, and/or assessments and shall privately maintain said lights.
4. Certification of the as-built elevations of the structures shall be furnished to the City Engineer prior to release of bonds.
5. The exact limits of pavement and sidewalks shall be approved by the City Engineer. Street structural sections shall have a gravel equivalent of a minimum of 4" AC over 811 CL-2AB with a T.I. of 6.0. Geotechnical tests of the existing pavement are subject to approval of the City Engineer ln the field during project inspection. Existing public improvements will be repaired to good condition and proper alignment, as may be required for proper tiein.
6. The applicant shall complete grading in one operation. All Best BMPs and improvements shown on grading and site development plans shall be installed.
Planning
7. The developer, contractor or landscape architect shall provide a letter to the Community Development Department stating that all landscaping, irrigation, drainage, and hardscape was installed according to City standards. A Certificate of Completion for landscape improvements shall be submitted, along with an irrigation schedule and soils management report as required by City standards and the State of California Model Water Efficient Landscape Ordinance.
PROJECT STATISTICS SITE DATA PROJECT ADDRESS:
PARCEL NUMBER: EXISTING ZONING: SITE AREA:
BUILDING DATA
5601 GROSSMONT CENTER DR. LA MESA. CA 91942 490-260-11-0D C-G-D: GENERAL COMMERCIAL 5,95 ACRES
OCCUPANCY: !-2, SKILLED NURSING FACILITY CONSTRUCTION TYPE: TYPE ll-A, FIRE SPRINKLERED STORIES: 2-STORY. 40' HEIGHT MAX.
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BUILDING AREA FIRST FLOOR SECOND FLOOR TOTAL BUILDING AREA:
NUMBER OF BEDS SEMI-PRIVATE: 2-BED PRIVATE· l-8ED TOTAL BED COUNT:
/
/
/
/
14,250 SF ~4.3DSF 50,6B0SF
51 ROOMS X2
~ 102 BEDS ~
54ROOMS
/
/
105 BEDS
/
ROAININOWALL PE~ClVll
/
PARKJNG TABULATION REQUIRED PARKING- NURSING HOME:
1 SPACE PER 5 BEDS+ OFFICES {1 PER EACH 200 S.F. G.l.A.) (105 BEDS/ 5) + (10,600 S.F. / 200) = 74 SPACES
PROPOSED PARKING: STANDARD SPACES COMPACT SPACES HANDICAP SPACES TOTAL:
82 SPACES ! SPACES 6SPAC§.
89 SPACES
J
---
_/J / ', OVERALL SITE PLAN
GROSSMONT POST-ACUTE CARE , • • :,_:,· @ ATTACHMENT E
CONCEPTUAL SITE PLAN ARCO Construction 5601 GROSSMONT CENTER DR., LA MESA, CA 91942 SD-1
04/08/21 19037
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GROSSMONT POST-ACUTE CARE ARCO Construction
"'@ OVERALL 1 ST FLOOR PLAN
5601 GROSSMONT CENTER DR., LA MESA, CA 91942 SD-2 12/15/20
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OVERALL SECOND FLOOR PLAN ° , '" ~· @ GROSSMONT POST-ACUTE CARE ARCO Construction
OVERALL 2ND FLOOR PLAN 5601 GROSSMONT CENTER DR., LA MESA, CA 91942 SD-3
12/15/'20 19037
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OVERALL ROOF PLAN ' ' " " M @ GROSSMONT POST-ACUTE CARE ARCO Construction
OVERALL ROOF PLAN 5601 GROSSMONT CENTER DR., LA MESA, CA 91942 SD-4
12/15/20 19037
m ARCHITECTURE+Jr-ffE~l0~5 +PlANNINC
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12/15/20 19037
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GROSSMONT POST-ACUTE CARE ARCO Construction
BUILDING SECTIONS 5601 GROSSMONT CENTER DR., LA MESA, CA 91942 SD-6
12/15/20 19037
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GROSSMONT CENTER DRIVE TREE EXHIBIT
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ARCO Construction
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DETAILS 5601 GROSSMONT CENTER DR., LA MESA, CA 91942 SD-7
12/15/20 19037
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ARCO Construction
DETAILS 5601 GROSSMONT CENTER DR., LA MESA, CA 91942 SD-7
12/22/20 19037
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ARCO Construction
FIBER CEMENT SIDING GREY STUCCO
METAL CANOPY METAL TRELLIS
BLUE-COLORED STUCCO
METAL RAILING
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RETAINING WALLS I PLANTABLE WALLS I SLOPE REPAIR I DESIGN & ENGINEERING
Grossmont Post-Acute Care Project Name: _____________ _ Contractor Name __ A_R_C_O_C_o_n_s_t_ru_c_t_io_n_C_o_m_p_a_n_y_, _In_c
Wall Face Style Options: Plantable Option: Circle the facing style for your project: Circle for plantable walls for your project:
Tri-Face Stone Face California Chateau Plantable (Beveled Tri-Plane Face) (Straight Stone-Cut Face) (Stone-Cut Virtual Joint) (Must be designed as Plantable)
........ ,,,, , ,, .... ............. , ··· ···· ········· ··· ········ ··· ·· · .......... . , .. ... ....... , .. ...... ··· ··· ········· ···· ·· ········ ···· Natural Gray Included Natural Gray Included Add $1 .10 per SF Natural Gray Included
Plus Color below Plus Color below Plus Color below Plus Color below
Wall Color Options: Circle the color choice for your project and sign below:
Natural Tan Otay Brown Brownstone Greystone (Standard Color) (Standard Color) (Special Color) (Blended Color) (Blended Color)
....... ....... ......... .......... ........... ... ................... . ........... ... .......... .... .. . . ······ ···· ············· ······· ·· . . . . . . . . . . . . . . . . . . . . . . . . . . . . No Additional Charge Add $1 .00 per SF Add $1 .60 per SF Add $1 .80 per SF over Add $1.80 per SF over
Some Special Order colors are available for an additional charge and a minimum 6 week production time All special Order block must be paid fo.r up front at time of ordering.
Clearly mark your choices and sign here:+->,,__ _______________________ _
5256 S. Mission Rd #703-002, Bonsall, CA, 92003 (P)760-451-8600 (F)760-451-8602
License #716401
09/02/2020 Page 5 of 7