HomeMy WebLinkAboutItem 10 - COUNCIL READING FILE_c_Applicant Narrative, PC, and ARC MinutesNKT Development LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
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Application Supplement
NWC Broad Street and Tank Farm Road Mixed-use
a shopping center & assisted living facility
3985 Broad Street & 660 Tank Farm Road, San Luis Obispo, CA
053-421-003, 053-421-004
SPEC 1482-2018, SBDV-1483-2018, EID-1484-2018, ARCH-1486-2018
April 2, 2019 1
I. INTRODUCTION & EXECUTIVE SUMMARY
Since 2005, the Business Park zoned subject properties have been included in the City’s Airport Area
Specific Plan (AASP). While the land use concepts for the AASP have always been intended to meet
multiple City goals, modifications to that vision can change over time. In that context, the Land Use and
Circulation Element, updated in December 2014, recognized the need to change the zoning on the two
subject parcels to facilitate development based upon changing market trends, while maintaining the
essential blueprint for the area’s future.
While comprehensively planned for and presented together as a mixed-use project, the two components
of the project are distinct. The project proponents, and their respective design team members, are excited
to lodge an application for a contemporary shopping center on the northwest corner of Broad Street and
Tank Farm Road and an assisted living facility, to be located west of and adjacent to the shopping center
on Tank Farm Road.
Nicholas Tompkins, the principal of NKT Development LLC, is a seasoned commercial and shopping
center developer. To his shopping center credits is the remodel of University Square, San Luis Obispo
(completed) and the Enos Ranchos development, Santa Maria (also completed). In addition, NKT has
been responsible for multiple commercial buildings in the City – the business park located on the
southwest corner of Broad Street and Tank Farm Road, the MindBody campus, and the mixed-use
project under construction on the corner of Monterey Street and Santa Rosa, to name a few.
Westmont Living, Inc./Westmont Development LP is a senior housing construction and management
company that is focused on building value for their constituents: residents, families, and team members.
Principals Michael O’Rourke, CEO and Andy Plant, President have been committed to senior housing
with a combined tenure of over four decades. They are supported in their efforts by over 700 employees,
who operate eleven (11) senior housing communities that includes 1,300 units/beds in California and
Oregon. They see their investment in San Luis Obispo to be a natural extension of their vision for
“inspired retirement living” ®
From an entitlement perspective, the above-mentioned proposals will require the following from the
City.
• Environmental Review and Determination;
• A Vesting Tentative Tract Map 3115;
• An amendment to the Airport Area Specific Plan;
• Approval of off-site Public Improvement Plans, including a minor design exception for the Tank
Farm Road right-of-way;
• and, ultimately Building Permits.
1 Previous dated iterations are 20 March 2018, and 27 April 2018, January 8, 2019
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II. PROJECT TEAM
Overall/Common Team
A. Property Owner
NKT DEVELOPMENT, LLC
c/o Nick Tompkins
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
(805)-541-9004
B. Applicant’s Agent
OASIS ASSOCIATES, INC.
c/o C.M. Florence, AICP
3427 Miguelito Court
San Luis Obispo, CA 93401
(805) 541-4509
cmf@oasisassoc.com
C. Civil Engineer
BETHEL ENGINEERING
c/o Lori Speer, PE
2624 Airpark Drive
Santa Maria, CA 93455
(805) 934-5767
lori@dbaengineers.com
D. Biologist
SAGE INSTITUTE, INC.
c/o David K. Wolff
1320 Van Beurden, Ste 202-D4
Los Osos, CA 93402
(805) 434-2804 x 102
dwolff@sageii.com
Shopping Center Team
E. Applicant
NKT DEVELOPMENT, LLC
c/o Nick Tompkins
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
(805)-541-9004
F. Architect
McKENTLY MALAK
ARCHITECTS
c/o Ken McKently, AIA
35 Hugus Alley Ste 200
Pasadena, CA 91103
(626) 583-8348
ken@mckently.com
G. Landscape Architect
SMP ENVIRONMENTAL DESIGN
c/o James L. Burrows
979 Osos Street, Suite B6, San Luis
Obispo, CA 93401
(805) 439-3209
jburrows@smpinc.net
Assisted Living Center
H. Applicant
WESTMONT DEVELOPMENT, LP
c/o Michael O’Rourke
7660 Fay Avenue, Ste M
La Jolla, CA92037
(415) 317-9969
I. Architect
LENITY ARCHITECTURE
c/o Aaron Clark, AIA
3150 Kettle Court SE
Salem, OR 97301
(503) 399-1090
aaronc@lenityarchitecture.com
J. Landscape Architect
LENITY ARCHITECTURE
c/o Brian Lind
3150 Kettle Court SE
Salem, OR 97301
(503) 399-1090
brianl@lenityarchitecture.com
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III. PROJECT CONTEXT- REGULATORY AND PHYSICAL
To frame the projects within the context of the City’s regulatory and physical framework, the following
describes the regulatory “inspiration” for the projects and the surrounding zoning and land uses.
A. Land Use Element Update
The update to the General Plan – Land Use and Circulation Element (LUCE) included a number of
“special focus” areas within the City. The subject properties are included in the LUCE programs §8.13
Broad Street at Tank Farm Road Site. Specifically, the section reads,
Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10-
acre site will be used as a mixed-use site, providing for a mix of uses as described under the
Community Commercial and Office designations. The site will provide a strong commercial
presence at the intersection. Areas along the creek on the western edge of the site will be
appropriately buffered to provide creek protections. Attention to connectivity, safety and
comfort of bicycle and pedestrian circulation will be especially important in the development
of this corner.
In concert with the City, the property owner participated in the LUCE update process with the resultant
land use category change and vision for development. While part of the General Plan, the noted
modifications will now need to be embedded into the Airport Area Specific Plan (AASP)as part of this
application. A draft of the proposed AASP text amendment is provided as an attachment.
B. Surrounding Zoning/Uses
The properties, located within Airport Area Specific Plan represent a mixture of uses that speak directly
to the City’s blueprint for a forward-thinking, community driven, and economically sustainable
development, as noted by the referenced zoning/uses.
LAND USE CATEGORY EXISTING USES /TENANT
North . – Business Park (BP-SP) ............................ SESLOC Federal Credit Union
South – Business Park (BP-SP) ............................ Mindbody, Edna Valley Market & Gas Station
East – Community Commercial (C-C) .............. Marigold Shopping Center
West – Medium Density Residential (R-2-SP) ... Hidden Hills Mobilodge
Note: “SP” denotes the property is within a Specific Plan area
C. Existing Conditions
The two-parcel, 10±-acre property, contains a vacant single-family residence at 660 Tank Farm Road
(APN 053-421-004) which is to be demolished, while 3985 Broad Street (APN 053-421-003) is
currently vacant; an earlier development was demolished several years ago. The site topography is
relatively level and currently supports non-native annual grassland and ruderal habitats. There is existing
soil stockpile on the southern area, which is to be used for the site grading of the proposed development.
The site’s north and west boundaries are defined by drainage swales that flow west to the confluence
with Orcutt Creek. The existing riparian habitat is generally in poor condition and will be enhanced as
part of the project. As noted in the AASP, development in the area was intended to re-use and regenerate
both the natural and built environments. The proposed projects are clearly representative of this vision.
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IV. NARRATIVE PROJECT DESCRIPTIONS
A. Shopping Center – NKT Development LLC
The shopping center’s design team has availed themselves of the City’s regulatory framework with a
special focus on the Community Design Guidelines. Specifically, Chapter 2 that describes the general
design principles for site design and building design, and Chapter 3, §3.2 that focuses on the guidelines
for large-scale retail projects and, expressly, the City’s expectations for quality and excellence in their
design.
1. Project Description
The proposed retail shopping center, located on the northwest corner of Broad Street and Tank Farm
Road, occupies the easterly 5.28 acres of the overall project area. (The Westmont Living portion of the
project is located west of the retail component.) The approximately 49,269 square feet of commercial
building area is anchored by a 21,981 square foot grocer. Five (5) other buildings make up the remaining
27,288 square feet and will be comprised of a combination of retail shops and restaurants that include
pedestrian-oriented exterior dining areas and plazas, and related circulation.
Building # Building SF Description
1 21,981 Grocer
2 8,026 Retail
3 3,205 Retail
4 4,835 Restaurant
5 4,982 Restaurant
6 6,240 Retail/Restaurant
49,269 TOTAL SF
2. Site Plan Layout, Vehicular & Pedestrian Circulation
Multiple points of access will serve the retail center. Access from Broad Street is provided by a driveway
located along the northerly property line. This driveway will also provide access to the SESLOC
building. To avoid a proliferation of access points, the existing right-in/right-out driveway access to
SESLOC from Broad Street will be eliminated. Access from Tank Farm Road is proposed via a north-
south driveway that is shared with the Westmont Living portion of the site. This driveway will access to
provide “back of house” and loading areas for both the anchor building and Westmont Facility. The
access is designed in a woonerf 2 style to promote non-vehicle connections and encourage vehicles to
use alternative roads for “through” access.
The site plan is configured with the smaller buildings located along the street frontages to form a “street
wall” with the parking located between the perimeter buildings and the anchor grocer. The anchor
building is located in the northwest quadrant with its entry set at the southeast corner of the footprint
near the center of the site. This arrangement will enable the anchor building entry to be visible from both
street frontages and between the other structures. The remaining buildings are held tight to the setback
lines on the Broad Street and Tank Farm Road frontages.
2 Woonerf – a Dutch concept that translates to “living street” featuring human-centered design principles and
improved safety for pedestrian and cyclists.
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Paired groupings of buildings frame the main street corner, as well as the main entry at the northeast
entry drive. Pedestrian access from the public sidewalk is provided at each corner of the site and at
intermediate points, both on Broad Street and Tank Farm Road. At the “hard” corner of Tank Farm Road
and Broad Street, a pedestrian walkway leads from the intersection diagonally between Buildings Three
and Four through a dining patio. From the northeast corner at the entry drive on Broad Street, the
pedestrian access passes through a patio and between Buildings Five and Six to the interior parking area
and storefronts. Internal walkways link the retail buildings and connect to the Westmont Living project
and the SESLOC property.
3. Architecture
The building design vocabulary combines simple shed roof forms and overhangs with board and batten
siding to emulate the massing, scale and materials found in rural structures. Individual wall planes and
surfaces are articulated vertically and horizontally to provide variation dimensionally. In addition, a
mix of storefront, plaster surfaces and vertical siding are incorporated to provide variation in wall
finishes. Cantilevered awnings, canopies and trellis elements provide shade and an additional
dimensional layer to the elevations. The color selections for the project is intended to reflect the natural
color of the materials and a neutral earth tone palette.
4. Landscape Architecture
The landscape concept is designed to create a “softscape” character consistent with San Luis Obispo’s
vernacular landscape that is characterized by the natural, ornamental, and agricultural landscapes. The
City of San Luis Obispo planning documents, such as the Airport Area Specific Plan and Community
Design Guidelines informed the design to meet City goals, while creating a project specific attractive
and sustainable landscape that complements and is consistent with neighboring urban landscapes.
Plantings along streets will employ a relatively simple palette of trees, shrubs, and ground covers for
continuity with the character of the local urban landscape. New sidewalks along Broad Street and Tank
Farm Road include a 5-foot landscaped parkway. Between the new sidewalk and the proposed building
is a landscaped area ranging in size from 11- to 35-feet in width. Trees and shrubs are selected to
highlight building entries, complement building scale, and screen less interesting site features, such as
trash enclosures and utilities.
Plant material has been selected for drought-tolerance and to provide a variety of forms, leaf color and
texture, and flower color to create variety and interest throughout the year, especially where adjacent to
pedestrian pathways and gathering areas. Plant material has been located to respond environmental
factors and provide cooling of ambient temperatures, by shading outdoor gathering areas and sun-
exposed south- and west-facing building walls. Plant species are selected for compatibility with local
microclimatic conditions and to assure long-term sustainability, an attractive appearance, and to reduce
water use and maintenance needs.
Irrigation system design will adhere to the City of San Luis Obispo Water Efficient Landscape
Ordinance (WELO) by utilizing fully automatic “Smart” controllers, low-flow irrigation systems design
which separates hydrozones and incorporates flow sensors and rain shutoff capabilities. Appropriate soil
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amendments, fertilizers, and mulch will be utilized to provide root zone health and to improve the water
holding capacity of the soil.
B. Assisted Living Facility – Westmont Living
Since, 1996, the principals of Westmont Living have been developing and operating high-quality senior
housing communities throughout California and Oregon. Their highest priority is resident care and
comfort. See www.westmontliving.com for additional company details.
1. Project Overview
The Westmont Living project will occupy an approximate 4.79-acre portion of the 10-acre site. The two-
story 133,655 square foot building contains 139 units consisting of 111 assisted living studio, one and
two-bedroom suites and 28 memory care studios. The proposed program offers an “aging in place”
model where residents join the community and services are provided on an “as needed” basis. The entire
project will be licensed by the State of California as a residential care facility for the elderly (RCFE).
Westmont Living residences are exclusively designed for persons 60 years of age or older, or persons
under 60 years of age with comparable needs. Westmont Living’s typical resident is 84-years old, single,
with either a desire for a socialized environment and the convenience of dining, activities and
immediately available amenities, or is experiencing a growing need for personal assistance with daily
activities. Approximately 10% of residents will be couples and fewer than 25% of residents drive their
own cars.
Services onsite include three meals per day, prepared from scratch by a dedicated culinary services team.
Wait staff serve meals in the central dining room or residents may reserve the family dining room for a
special event or intimate meal among loved ones. The facility has no set meal times allowing residents
to dine according to their own schedule.
Entertainment, activities and exercise programs, a movie theatre, and even a beauty/barber shop are
available on-site. Physical fitness is a priority at Westmont Living communities, as residents gain vitality
through strength training and cardiovascular exercise programs. Recreational activities also encourage
residents to socialize and connect with one another. Regular planned group outings allow residents to
visit museums and galleries or attend concerts and theater performances. Assisted living services and
specialized services are additional and charged on an a la carte basis. This allows residents to pay only
for the extra services they need. The community operates as a month-to-month tenancy, and there are
no extravagant “buy in” costs.
2. Staffing, Visitors, and Guests
The Westmont Living community is a 24-hour per day operation. A full-time general manager is on site
to oversee daily operations of the facility. A management team consisting of a director of nursing,
culinary director, business office manager, maintenance director, activities director, memory care
director, and memory care activities director supports the general manager. Based on the proposed size
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of the facility, there would be approximately eighty (80) employees, including full-time and part-time
positions. A typical daytime shift consists of eighteen (18) employees on-site.
In addition to Westmont Living staff, private contractors, including food delivery, hospice care, and
landscape maintenance staff, provide additional services. The maximum number of private contractors
on the premises at any one time is estimated to be four. This anticipates a worst-case scenario, in which
food delivery, hospice care and landscaping were to occur at the same time. Food delivery will typically
occur on a weekly schedule and at non-peak traffic times, such as very early mornings, mid-mornings,
or early afternoon.
Visitors typically arrive throughout the day, with most visits occurring between 9:00 a.m. to 7:00 p.m.
On a typical day, there are no more than five (5) total visitors.
3. Vehicular & Pedestrian Circulation
The project site is designed to obtain access from Tank Farm Road at the MindBody signalized
intersection. Access to the rear of the building (i.e., back of house) is from the right in/right out
“woonerf” driveway serving both the shopping center and assisted living facility. The signalized
intersection at Tank Farm Road allows for access to the SESLOC facility to the north and, ultimately,
to the signalized intersection at Industrial Way and Broad Street. This main entry drive (really a private
road with a public access easement, similar to SESLOC’s roadway) encroaches slightly into the
designated “creek setback”. The top of bank and the noted encroachment has been reviewed on-site with
the City’s Natural Resource Manager. To compensate for this minor encroachment, the project includes
enhancement of the drainage swale to create a riparian corridor. See Appendix A for an exhibit of the
creek setback encroachment areas.
The entry to the facility is off the main driveway and noted with a porte cochere and drop off area.
Guest parking, van, and accessible parking is located at the front of the building with employee
parking at the rear. Pedestrian connections (i.e., designated crossings) are provided from the assisted
living facility to the shopping center, as well as to the SESLOC facility.
Typically, very few residents drive or bring their vehicles with them when they move to a Westmont
Living facility. As such, a private luxury minivan takes residents shopping, to doctor’s appointments,
and to various activities within the greater community. Since residents seldom drive and transportation
is provided by the facility, less than two (2) trips per day per suite is expected for visitors and staff,
which are primarily outside of peak hours. This is significantly lower than a conventional residential
or commercial development and without the peak hour trip generation.
This development is proposing seventy (70) total spaces, including four (4) accessible spaces. With
a total of 139 suites, this represents a ratio of 0.50 parking space/unit. The parking ratio allows an
increase in landscaping and open space to create a better environment for residents and adjacent
property owners. Six (6) short- and five (5) long-term bicycle parking is also provided. As a
comparison the City’s Zoning Regulations require 1 parking space for every 4 beds in a residential
care. There are is a total of 150 beds proposed, this equates to a requirement of 38 parking spaces.
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4. Building Layout & design
The building layout for an assisted living and memory care community provides for the unique health,
safety and welfare needs of the seniors it serves. Residents require easier access to amenities and
activities through reduced walking distances, additional security and safety, as provided by 24- hour
staff availability. In addition, social and physical activities promote interaction and reduce isolation.
The entire building is ADA accessible, as are individual suites. Suites are barrier free, include grab bars
in bathrooms, and provide emergency pull cord systems to alert staff of an emergency. These design
features combined with 24-hour staffing ensure the safety and protection of residents who otherwise
would be at risk living completely independently.
Assisted living suites contain a stackable washer/dryer and private full bath with accessible shower
enclosure. One and two-bedroom suites contain kitchens with a sink, dishwasher, cabinets,
microwaves, and ovens with range tops. Studios provide kitchenettes that do not have ovens or
dishwashers but include a cooktop, refrigerator, and microwave. By providing the services and
conveniences of home, the program helps smooth the transition process for residents into higher levels
of care.
The memory care neighborhood contains private memory care suites, a large communal dining room,
activity and living areas, along with a private secure memory care courtyard. Private memory care
suites each have a full bath, but do not contain kitchenettes or stackable washer/dryers. The memory
care neighborhood has a secured perimeter, offering superior individualized care for residents
suffering from Alzheimer’s Disease or other age-related dementias.
The building design utilizes internal courtyards, increasing daylight throughout the building and
providing secure outdoor space for residents. The circular formation of the wing provides shortened
travel distances to common spaces, amenities, dining rooms, and staff. The assisted living and memory
care programs share a single commercial kitchen, commercial laundry facilities, and staff areas, which
are centrally located for efficiency.
Common areas are located throughout the building to provide easy access to all residents. While
resident’s privacy is important, the design of the building encourages interaction with neighbors, sharing
in onsite activities, and visiting with staff. Loneliness and isolation along with physical constraints and
ambulatory concerns are addressed with the building design.
5. Architecture
The proposed two-story, thirty-two (32) foot high building’s design incorporates the architectural style
and materials from the surrounding neighborhood and the eclectic styles found within the City. The
color palette is decidedly neutral, and materials consist of a mix of lap siding, stucco, board and batten,
and stone veneer to create a natural look. While the assisted living facility represents the residential
component of this overall mixed-use project, its architectural language communicates with the style
proposed for the shopping center. The project will also include the liberal use of wood columns and
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beams with restrained use of stone veneer to accent the main entry. Individual wall planes and surfaces
are articulated vertically and horizontally to provide variation dimensionally.
6. Landscape Architecture
The modifications to the Tank Farm Road right-of-way includes a 5-foot landscaped parkway. Between
the new sidewalk and the proposed building is a landscaped area ranging in size from 15-feet to 30-feet.
Pedestrian circulation from the new sidewalk to the facility is provided at both entry points. Public art
is proposed for the large landscaped area in the front of the facility.
Private landscaped courtyards provide areas of outdoor respite for the residents, while maintaining the
requisite safety and security. The landscape around the building exterior provides additional visual
interest and texture. The planting palette includes some of the same plants used in the shopping center
design, providing additional continuity within the project.
Plant material has been selected for drought-tolerance and the irrigation system design will adhere to
the City of San Luis Obispo Water Efficient Landscape Ordinance (WELO) by utilizing fully automatic
“Smart” controllers, low-flow irrigation systems design which separates hydrozones and incorporates
flow sensors and rain shutoff capabilities.
C. Site Design & Related Improvements
1. Parking
The proposed project utilizes the Citywide parking regulations and existing AASP parking regulations
as the basis for determining the parking requirement for the project. Specific parking requirements are
provided in the draft AASP amendment text. Due to the assisted living and shopping center operational
requirements, there is separate parking for each component. The Shopping Center parking will be a
shared parking facility between the six (6) parcels/buildings. Based on the parking regulations, the
shopping center requires a 20% parking reduction from the parking standards. This is consistent with
the Zoning Regulation’s Shared Parking Reduction (§17.72.050) available via Director’s Action. Other
types of parking are provided, consistent with the Zoning Regulations.
Parking Calculations
Lot
# USE Square
Feet
Other
Quantity Calculation Parking
Required
Parking
Provided
1 ASSISTED
LIVING 133,655 144 Beds 1 space /5 beds 28.8 70
(continuing care community) 18 employees 1 space/ 2 emp. 9.0
Assisted Living Total 37.8 70.0
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SHOPPING
CENTER
2 Retail Bldg. 2 8,026 1 space / 300 SF 26.8 19
3 Retail Bldg. 3 3,205 1 space / 300 SF 10.7 10
4 Restaurant Bldg. 4 4,835 1 space / 100 SF 48.4 38
5 Restaurant Bldg. 5 4,982 1 space / 100 SF 49.8 34
6 Retail/Restaurant
Bldg. 6 6,240 33
Retail 3,240 1 space / 300 SF 10.8
Restaurant 3,000 1 space / 100 SF 30.0
7 Grocer Bldg. 1 21,981 1 space / 250 SF 87.9 78
Subtotal 264.3 214.0
Requested Shared Parking
Reduction 20% -52.9
Shopping Center Total 211.5 212.0
Project Total 249.3 282.0
MISC. PARKING CALCULATION REQUIRED PROVIDED
Accessible Parking Per Title 24 14
Shopping Center 10
Assisted Living 4
Clean Air/EV Stations Retail and Residential = 10% of vehicle spaces 30 33
Shopping Center 26 31
Assisted Living 4 2
Motorcycle Parking 1/20 vehicle spaces 15 11
Shopping Center 13 11
Assisted Living 2 -
Bike Parking 62 51
Shopping Center 20% of vehicle spaces 53 32
minimum short-term 75% of bike spaces 40 40
minimum long-term 25% of bike spaces 13 16
Assisted Living* 17.72.070.D; Alt compliance; 1 space / 2 shift
employees 9 11
minimum short-term 6
minimum long-term 5
2. Drainage
The proposed retail shopping center has been designed to manage stormwater runoff from the six (6)
proposed buildings, landscaping, parking and drive aisles, and direct the water into underground storage
facilities. The impervious areas on site have been design with slopes and grading to direct stormwater
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through a storm drain system that will route the stormwater to the two (2) proposed underground storage
facilities.
The attached Storm Water Control Plan (See Appendix B) has been prepared to demonstrate how the
underground storage facilities will treat and retain the 95th percentile storm event on site, while managing
the peak flows for the 2-year through 10-year storm event. The proposed stormwater system has been
designed to be in compliance with the City of San Luis Obispo’s Post-Construction Storm Water
Requirements (PCR) that requires that the post-developed flows not exceed those of the pre-developed
conditions. In addition to the PCRs, an additional drainage study was completed to support how the
proposed storm drain system meets the City of San Luis Obispo’s Retardation Basin Capacity Standards.
The study confirms that the post-developed construction peak flows for larger storm events do not
exceed those of the pre-developed conditions. (See Appendix C)
3. Utilities
The proposed project will have domestic water, recycled water, sewer, and fire services. See the
Composite Utility Plan/ C-1 & C-1W, Bethel Engineering, for layout and the related easements.
Easements are also shown on the Vesting Tentative Tract Map. The specific buildings and related
services are noted below
3. Public Improvements
The Airport Area Specific Plan (AASP) identifies several public improvements (PIPs) that have been
incorporated into the project and, more specifically, includes improvements along Tank Farm Road and
Broad Street, and related utility tie-ins. The public improvements are depicted on Sheets 1 – 7 of the PIP
plan set (Bethel Engineering).
All roadway improvements reflect the proposed sections noted in the AASP with the exception that the
travel lanes on Tank Farm Road are noted as eleven (11) feet versus twelve (12) feet. This design
exception is presented on Exhibit A – Specific Plan Tank Farm Road Full Build-out, (Bethel Engineers,
05 Dec 2017). Exhibit B depicts the project proposed street section along Tank Farm Road. (See
Appendix D) The constraints associated with the “full” build-out include:
1) Additional “take” along the shopping center project;
2) Conflicts with the existing drainage facilities at the MindBody intersection;
3) Relocation of the ex. signal pole; and
4) A sixteen (16) foot jog in the west bound through lane at the intersection.
The above-mentioned design exception has been reviewed by City Public Works/Transportation staff
and found to be an acceptable design exception.
Phasing of the various on and off-site improvements has been provided (See Construction Phasing Plan,
Oasis Associates). This includes mass and precise grading, interior access roads, street frontage
improvements (including curb, gutter and sidewalk and parkways), and utility connections. The
proposed Broad Street entry to the shopping center will require removal of the right-in/right-out entry
to the SESLOC property, north of and adjacent to the shopping center.
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4. Biological Resources
The site currently supports disturbed non-native annual grassland and ruderal habitats (i.e., previously
disturbed). The majority of the site has been developed with buildings, etc., as recent as 2003, and dating
back to at 1937. The residential development at 3985 Broad Street appears to have been vacant between
2004 and 2013 when buildings were removed, and the surface was cleared leaving only the non-native
trees. The existing residence at 660 Tank Farm Road is to be removed as part of the proposed
development. An approved soil stockpile has been placed on the southwest corner of the property. An
ephemeral drainage with a low-flow channel and a small adjacent wetland floodplain at the eastern reach
enters the site through a 24-inch culvert in the northeast corner of the property (across from the Marigold
Center entry of Broad Street) and flows west to the confluence with Orcutt Creek, located in the
northwest corner of the shopping center site. Orcutt Creek flows southwesterly along the west edge of
the assisted living property to a culvert under Tank Farm Road. The property is bordered by urban
development on the north, east, and south sides with residential development to the west.
A Biological and Wetland Resources Assessment has been completed for the subject properties (See
Appendix E). The AASP acknowledges and supports the “re-use and regeneration of both the natural
and built environments”. Part of the project(s) description is to enhance the riparian corridor and replace
a small wetland removed to enable the entry off Broad Street. Based on the existing conditions of the
site(s), project implementation would not result in any substantial adverse effects on biological,
botanical, wetland, or riparian habitat resources. While the site, grading, and architectural plans identify
improvements adjacent to the existing low-flow channels, the measures incorporated into the project(s),
will render both direct and indirect project impacts on biological and wetland resources less than
significant. In addition, given the mostly ruderal habitat affected within the urbanized City of San Luis
Obispo, the proposed project impacts would not be considered cumulatively considerable.
V. PROJECT PROCESSING AND APPROVAL(S) COMPONTENTS
A. Environmental Determination
The Land Use and Circulation Element (LUCE) update was supported by an Environmental Impact
Report [(EIR) 2035 Land Use & Circulation Update, Final Program EIR, September 2014,
SCH#2013121019]. The program EIR included the subject property - Site ‘R’ and anticipated a mix of
residential units and commercial square footage. The proposed project(s) are consistent with the
identified and intended project outlined in the LUCE EIR and should be used to inform any additional
environmental analysis. In that context, additional project specific analysis and reports are included with
this application to provide City staff with the detailed information to complete an Initial Study. The
resulting environmental determination is to be reviewed by the Planning Commission with a
recommendation to the City Council for their ultimate review and adoption.
B. Airport Area Specific Plan Amendment
While the Land Use & Circulation Element (LUCE) update included the subject properties and the
subsequent change in land use classification, it is now incumbent upon the project applicants to modify
the Airport Area Specific Plan to include the LUCE modifications. While the proposed projects require
amendment of the AASP to reflect the vision of the LUCE, new zoning, and specific projects, the
NKT Commercial LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. April 2, 2019
13 of 14
proposed draft amendment simply added text to section 4.0 Land Use/Land Use Background/Special
Areas. The proposed amendment includes information regarding the site’s designation in the LUCE;
that these are the only CC-SF zoned properties in the AASP; and reference to this development plan
(once approved) with project specific development standards. The proposed project generally complies
with the C-C and O City-wide development standards or AASP development standards, however, the
amendment to the AASP includes minor modifications and flexibility for the development standards
specific to these special focus properties. Appendix F is provided as a comparison of the proposed
project and the City-wide development standards (based on the 2015 Zoning Regulations) for the subject
property zoning.
C. Vesting Tentative Tract Map
The project(s) site consists of two (2) legal parcels – 053-421-003 and 004. To facilitate the orderly
development of the proposed projects, a vesting tentative tract map is being proposed to provide a parcel
for the assisted living facility and multiple parcels for the shopping center. The parcelization of the
shopping center into six (6) lots reflects the current trend of retail center business models. The vesting
tentative tract map 3115 – creates a total of seven (7) lots. The following is a breakdown of the proposed
lots. (The vesting tentative tract map is included in the project plan set).
Lot
#
Area
Square Ft AC USE Building SF*
1 208,764 4.79 Assisted Living Facility 133,6551)
2 23,718 0.54 Shopping Center 8,026
3 16,007 0.37 Shopping Center 3,205
4 33,015 0.75 Shopping Center 4,835
5 28,920 0.66 Shopping Center 4,982
6 52,196 1.20 Shopping Center 6,240
7 76,499 1.76 Shopping Center 21,981
1) In two-stories.
D. SLO County Airport Land Use Plan - A Finding of Consistency
On September 19, 2018 the Airport Land Use Commission’s (ALUC) reviewed and found the AASP
amendment and development project are in substantial conformance with the Airport Land Use Plan
(ALUP). Justifications for the finding of consistency included items related to the assisted living
facility’s specific operations as a “shelter in place” facility, compliance with the non-residential density
requirements of the applicable safety areas, and general compliance with the City’s Zoning Regulations
for building height and coverage area.
E. Archtectural Review Commission
The design of the project was reviewed by the Architectural Review Commission (ARC) on October
15, 2018. The ARC provided a recommendation for approval with a list of directional items. Design
revisions were completed in response to the ARC direction and are incorporated into the most current
development plans. Further details regarding the design revisions and modification are outlined in the
“Post-ARC Project Updates” (20 December 2018) provided as an attachment to the December 18, 2018
Development Plan Set and attached here.
NKT Commercial LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. April 2, 2019
14 of 14
VI. ADDITIONAL INFORMATION - LIST OF APPENDICES
Additional supporting documents have been compiled for the proposed development. The documents
are provided pursuant to the related Application Checklist(s), as relevant to the nature of this project.
ATTACHMENTS (provided with updated package, 7 January 2019)
1. DRAFT AIRPORT AREA SPECIFIC PLAN AMENDMENT TEXT, Oasis Associates, Inc.,
January 7, 2019
2. DEVELOPMENT PLAN SET, December 18, 2018
• Mixed Use: Commercial Shopping Center Conceptual Design Plans
• Mixed Use: Assisted Living Conceptual Design Plans
• Public Improvement Plans
• Vesting Tentative Tract Map 3115
3. FINDING OF CONSISTENCY, Airport Land Use Commission, 19 September 2018
4. POST-ARC PROJECT UPDATES, Oasis Associates, Inc. 20 December 2018.
APPENDICES OF SUPPORTING DOCUMENTS (provided with initial application submittal
package, 20 March 2018)
A. Creek Setback Exhibit, Oasis Associates, Inc., 03 October 2017
B. Stormwater Control Plan, Bethel Engineering, 12 March 2018
Commercial Center
Westmont Assisted Living
C. Flood Control: Drainage Study, Bethel Engineering, 12 March 2018
Commercial Center
Westmont Senior Living
D. Public Improvement Plan Exception Exhibits A, B, & C, Bethel Engineering, 12 March 2018
E. Biological & Wetland Resource Assessment, Sage Institute, 16 March 2018
F. Development Standards Comparison, Oasis Associates, Inc., 20 March 2018
G. Airport Land Use Commission Discussion Memo, Westmont Living, 28 July 2017
H. Preliminary Title Reports, Fidelity National Title Company, 27 September 2017
I. Acoustical Assessment, 45dB Acoustics, 31 October 2017
J. LEED Checklist (v4 for BD+C)
Commercial Shopping Center
Westmont of San Luis Obispo 30 January 2018
K. Applicant’s Determinant Project Schedule, 20 March 2018
L. Multimodal Transportation Impact Study, Central Coast Transportation Consulting, February
2018
CityofSanLuisObispo, CouncilAgenda, City Hall, 990PalmStreet, SanLuisObispo
Minutes
Planning Commission
Regular Meeting
Wednesday, June 13, 2018
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, June 13, 2018 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San
Luis Obispo, California, by Chair Fowler.
ROLL CALL
Present : Commissioners Hemalata Dandekar, Robert Jorgensen, John McKenzie,
Nicholas Ostebur, Vice-Chair Charles Stevenson, and Chair John Fowler.
Absent: None
Staff : Community Development Director Michael Codron, Community Development
Deputy Director Davidson, Assistant City Attorney Jon Ansolabehere,
Recording Secretary Summer Aburashed.
Pledge of Allegiance
Chair Fowler led the Pledge of Allegiance.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
CONSENT AGENDA – CONSIDERATION OF MINUTES
1.Approval of the minutes of the April 11, April 25, May 9, and May 23, 2018 Planning
Commission meeting.
ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY
COMMISSIONER OSTERBUR, CARRIED 7-0-0 to approve the minutes of April 11, 2018.
ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY
COMMISSIONER MC KENZIE, CARRIED 7-0-0 to approve the minutes of April 25, 2018, with
a correction to show that Commissioner Dandekar arrived at 6:30 P.M.
Planning Commission Meeting Minutes
June 13, 2018
Page 2 of 5
ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY
COMMISSIONER MC KENZIE, CARRIED 7-0-0 to approve the minutes of May 9, 2018.
ACTION: MOTION BY COMMISSIONER MC KENZIE, SECOND BY COMMISSIONER
OSTERBUR, CARRIED 7-0-0 to approve the minutes of May 23, 2018.
PUBLIC HEARINGS
2.3985 Broad St. and 660 Tank Farm. Conceptual policy review of two proposed projects on
a site designated in the General Plan Land Use Element as the Broad Street and Tank Farm
Road Site Special Focus area. The proposed projects include a retail shopping center with
49,000 square feet (NKT Development), and assisted living facility of 133,655 square feet with
111 assisted living suites and 28 memory care studio units. Case #: SPEC-1482-2018; C/OS-
SP and C-C-SF zone; NKT Development, and Westmont Development, applicants.
Chair Fowler, Vice Chair Stevenson and Commissioner McKenzie indicated that they had ex-parte
communication with the applicant and/or the applicant’s representative.
Senior Planner, Brian Leveille, presented the staff report and responded to Commission inquiries.
Applicant Representative, Carol Florence, provided background on the project, discussed
surrounding uses, and provided an update on Airport Land Use Commission review.
Applicant, Nick Tompkins, discussed his experience in commercial development and how this
project could relate to surrounding uses such as Mind Body.
Public Comments
Kathy Borland
James Lopes
Chair Fowler closed the public hearing.
The following Commission comments were made by the Commission:
Commissioner Stevenson noted the assisted living use is badly needed in our community and that
independent living apartments as part of this project would help make the connection with mixed
use and the residential component should be more integrated with the commercial use.
Commissioner Dandekar noted she was a member of the LUCE task force and that her recollection
of the intended use of the site was an energized node that would cater to young people that work
in this area.
Commissioner Ostebur agreed with Commissioner Dandekar’s comments noting that housing
should be a main objective.
Planning Commission Meeting Minutes
June 13, 2018
Page 3 of 5
Commissioner Wulkan stated he thought the project looked like two separate projects. He stated
that although the assisted living use is needed, the intent for mixed use is for housing and jobs to
be in proximity and the proposal is not consistent with mixed-use intent. He also noted concerns
with compatibility in terms of design of the commercial loading areas being near the windows of
the assisted living facility.
Commissioner McKenzie supported the idea of a stronger independent living component with
better connectivity and noted that if workforce housing could be approved by the ALUC it is well
suited for the area. He echoed comments on compatibility and concerns with circulation and traffic.
Commissioner Jorgensen stated concerns with the commercial loading zone’s proximity to the
assisted living facility. He noted this corner will be useful for commercial development with all of
the pending housing to be constructed in the area. He stated a desire to bring pedestrians into the
area with a larger plaza for restaurant uses and said he did not see the synergy between the assisted
living use and the retail center and there should be more space for pedestrians.
Commissioner Stevenson stated going higher would allow for more density if allowed by the
ALUC and residential should be shifted farther north away from Tank Farm Road.
Commissioner Dandekar stated that this is a major corridor and the corner could be more of a
statement to make the corner more urban and function as a gateway.
Vice Chair Stevenson again noted the community strongly needs the assisted living use and
memory care facilities and that he is OK with the uses if there is more independent living and that
he supports Commissioner Jorgensen’s comments that there should be more plazas and the existing
plaza is somewhat auto dominated. He stated the mix of uses could work with independent living
included and better incorporation into the site plan.
Chair Fowler stated there may be too much parking for the assisted living facility and that with
height it may be possible to get residential in the commercial component. He stated there is some
opportunity for the uses to work as noted by Commissioner Stevenson and asked Community
Development Director, Michael Codron if there was adequate direction from the Commission.
Michael Codron discussed the Special Focus Area policy for the area regarding the mix of uses on
the site and that it would be helpful in the future to provide more information on some of the
existing and pending projects in the area. Michael Codron summed up his understanding of the
Commission’s feedback noting he did not hear strong direction that the corner commercial
component absolutely had to include residential and that the proposed mix of uses could be
appropriate but that the two uses need to communicate and that the retail component needs to be
able to add to the vitality of the area.
Commissioner Stevenson stated there needs to be a better connection between uses and that with
this project it needs an independent living apartments component.
Planning Commission Meeting Minutes
June 13, 2018
Page 4 of 5
Commissioner Dandekar stated there should still be opportunity to keep the assisted living facility
but still accommodate residences on upper floors in the retail component.
Commissioner Stevenson summarized that he didn’t think the Commission was commenting the
uses were the issue, but the site plan needs revisions.
RECESS:
The Commission recessed at 7:25 p.m. and reconvened at 7:30 p.m. with all Commissioners
present.
BUSINESS ITEMS
3.Zoning Regulations Update. Review of the Draft Zoning Regulations Update focused on
implementing the policies and programs of the Land Use and Circulation Elements (LUCE).
The update also incorporates best practices, addresses deficiencies identified by staff in
working with the document daily, and reformats the document; Negative Declaration of
Environmental Impact under CEQA; Case #: GENP-0327-2017; City-wide; City of San
Luis Obispo, applicant.
Deputy Director Doug Davidson, and Associate Planner Kyle Bell presented the staff report and
responded to Commission inquiries.
Chair Fowler opened the public hearing.
Public Comments
Kathy Borland
Bob Lucas
Emily Ewer
Stephen Peck
Dave Juhnke
Tom Swem
Jim Duffy
James Lopes Save Our Downtown
Charlene Rosales, San Luis Obispo Chamber of Commerce
Sarah Flickinger
Sandra Rowley
Russell Brown
Devin Gallagher
Chair Fowler closed the public hearing.
RECESS:
The Commission recessed at 8:54 p.m. and reconvened at 9:03 p.m. with all Commissioners
present.
The following comments were provided:
Planning Commission Meeting Minutes
June 13, 2018
Page 5 of 5
Article 1:
No changes.
Article 5:
Page 416 –17.92.040 A.– change 50% to 75% or more
Article 7:
Change references to City’s CEQA Guidelines to State’s CEQA Guidelines
Article 8
No changes.
Motion by Commissioner McKenzie, Second by Vice Chair Stevenson to continue the item to the
June 14 Adjourned meeting. Motion carried on a voice vote of 7-0-0.
COMMENT AND DISCUSSION
4. Agenda Forecast – No report provided.
ADJOURNMENT
The meeting was adjourned at 9:30 p.m. The next Adjourned Regular meeting of the Planning
Commission is scheduled for Thursday, June 14, 2018 at 6:00 p.m., in the Council Chamber, 990
Palm Street, San Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: 07/11/2018
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, October 15, 2018
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
October 15, 2018 at 5:01 p.m. in the Council Hearing Room, located at 990 Palm Street, San
Luis Obispo, California, by Vice-Chair Amy Nemcik
ROLL CALL
Present: Commissioners Richard Beller, Brian Rolph (5:04), Angela Soll, Christie Withers, and
Vice-Chair Amy Nemcik
Absent: Commissioner Micah Smith and Chair Allen Root
Staff: Deputy Director Doug Davidson, Senior Planner Shawna Scott, Consulting Planner
Dave Watson, and Recording Secretary Summer Aburashed. Other staff members
presented reports or responded to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of
August 27, 2018, September 17, 2018, and September 27, 2018 :
ACTION: UPON MOTION BY COMMISSIONER WITHERS, SECONDED BY
COMMISSIONER SOLL, CARRIED 4-0-3 (COMMISSIONERS ROLPH, SMITH, AND
CHAIR ROOT ABSENT), to approve the Minutes of the Regular Architectural Review
Commission Meeting of August 27, 2018, as presented.
ACTION: UPON MOTION BY COMMISSIONER SOLL, SECONDED BY
COMMISSIONER BELLER CARRIED 4-0-3 (COMMISSIONERS ROLPH, SMITH, AND
CHAIR ROOT ABSENT) to approve the Minutes, of the Regular Architectural Review
Commission Meeting of September 17, 2018, as amended.
Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 2
Item #2 action votes should be amended to 6-0-1 from 6-1-0 as Vice-Chair Nemcik was
absent at the 9/17/18 meeting.
ACTION: UPON MOTION BY COMMISSIONER SOLL, SECONDED BY
COMMISSIONER BELLER, CARRIED 4-0-3, (COMMISSIONERS ROLPH, SMITH,
AND CHAIR ROOT ABSENT) to approve the Minutes of the Special Architectural Review
Commission Meeting of September 27, 2018, as presented.
PUBLIC HEARINGS
2. 3895 Broad Street and 660 Tank Farm Road. Review of a mixed-use development project
with approximately 45,000 square feet of retail space and assisted living facility with 111
assisted living suites and 28 memory care studio units; Case #: ARCH-1486-2018, C/OS-
SP, BP-SP, and C-C-SF zones; NKT Development LLC and Westmont Development,
applicants.
Applicant Representatives, Principal Planner Carol Florence, Associate Planner Emily Ewer,
Architects Aaron Clark, and Ken McKently provided a PowerPoint presentation and
responded to Commissioner inquiries.
Project Manager, Dave Watson presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
James Lopes
End of Public Comment--
ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER
WITHERS, MOTION FAILED 1-4-2 (COMMISSIONERS BELLER, SOLL, WITHERS,
AND VICE CHAIR NEMCIK VOTED NO, AND COMMISSIONER SMITH AND CHAIR
ROOT ABSENT) to significantly redesign the project to be more pedestrian friendly,
including clustered buildings and paseos, and bring material boards back to ARC to review.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
VICE CHAIR NEMCIK, CARRIED 5-0-2 (COMMISSIONER SMITH AND CHAIR
ROOT ABSENT) to recommend to the Planning Commission that the project is consistent
with Community Design Guidelines and Airport Area Specific Plan guidelines with
significant recommended direction provided by the ARC as listed below:
Community Connectivity and Site Design
Submittal plans should include a sidewalk for pedestrians walking between Westmont
and the shopping center, include internal sidewalks/paths of travel from street
frontages to the grocery, and distinguish pedestrian walkway materials from
Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 3
surroundings to encourage community connectivity and development density as a
single item.
Provide internal paseo or plaza.
Create an internal street across north access with a sidewalk and shaded trees,
between Buildings 1 and 5, close to the entrance.
Include/add sidewalk along woonerf street, and address conflict between truck
loading and pedestrians, consider moving the designated truck loading area to the
north, to avoid conflict with the senior housing.
Show bicycle parking and electronic vehicle (EV) stations dispersed over sites.
Increase setbacks along Tank Farm Road.
Make sidewalk along Tank Farm Road more pedestrian friendly (curvilinear, vertical
elevation). Create as much landscaping as possible surrounding building 4, as it’s a
busy corner and elevating the sidewalk near Tank Farm is necessary.
Suggest creating a walkway along the wetlands/creek edge, a sidewalk between the
two projects, and more landscap ing between buildings 2 and 3.
Provide more variety in street trees along frontage.
Architectural Design
There is inconsistency with truncated hips, consider making them full hips, to clean
up the architectural language. Remove tack-on trellis on second floor, consider
having true trellis/arbor on ground floor with ample ground floor growing areas and
soil to support vegetation growth on trellis/arbor, to help with sun protection on south
exposure. Consider something robust, a solid shading structure, and consider vertical
fins.
Create canopies and arcades in commercial space to create visual links.
Add shading structures on elevations to provide passive solar benefit.
Show neutral, restrained color pallets, no white stucco or mustard colors.
Address billboard architecture by revisiting building elevations and signage; define
true sign program based on available sign areas.
Consider toning down the step backs to make it more human scale architecture;
review setbacks of upper floors per Guidelines (over 14 feet, step back upper floor).
Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 4
Address the “angled” building at the corner versus keeping with the straight street
edges.
Simplify and tone down the architecture, particularly the elements of the smaller
buildings.
Recess: Commission recessed at 7:02 p.m., returning at 7:06 p.m. with all commissioners
present.
3. 3825 South Higuera Street. Review of a 30-unit live/work project consisting of façade
improvements to the existing Tribune offices to remain adjacent to South Higuera Street,
demolition and redevelopment of the eastern portion of the Tribune production building,
including the construction of three new buildings totaling approximately 50,000 square feet
including the northern shell along Hind Lane to remain), reconstruction and expansion of the
existing parking lot to provide a total of 226 parking spaces (including 117 existing parking
spaces to remain), removal of 36 trees and the planting of 67 new trees and associated
landscaping, and consideration of consistency with the adopted Mitigated Negative
Declaration of Environmental Review (EID-1820-2018); Case #: ARCH-0932-2017, M-SP
zone; Taylor Judkins, applicant.
Senior Planner Shawna Scott presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Joel Snyder, Ten Over Studio provided a presentation with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER SOLL, SECOND BY COMMISSIONER
ROLPH, CARRIED 5-0-2 (COMMISSIONER SMITH, AND CHAIR ROOT ABSENT) to
adopt Resolution No. ARC-1018-2018 entitled:
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY
OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE DESIGN OF A NEW
LIVE/WORK PROJECT, REMOVAL OF 36 TREES, WITH A DETERMINATION THAT
THE PROJECT IS CONSISTENT WITH THE ADOPTED MITIGATED NEGATIVE
DECLARATION FOR THE OVERALL PROJECT, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED OCTOBER 15, 2018 (3825 SOUTH HIGUERA,
ARCH-0932-2017) with the following suggestions provided:
Use a metal siding that better complements the masonry.
Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 5
Recommend keeping the Tribune office building close to its current appearance, with a
cleanup needed. Consider removal of wood panels on Tribune office building.
Recommendation to the applicant to add public art on property.
4. 1251 Calle Joaquin. Architectural review of a sign program for the new BMW of San Luis
Obispo auto dealership, including a request to allow a sign that will be approximately 34 feet
above the adjacent grade where 25 feet above grade is normally allowed. This project is
categorically exempt from environmental review; Case #: ARCH-1760-2018, C-T-SF zone;
Richard A. Rice, applicant.
Deputy Director Doug Davidson presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Rick Rice with R&R Signs responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
NEMCIK, CARRIED 5-0-2 (COMMISSIONER SMITH, AND CHAIR ROOT ABSENT) to
adopt Resolution ARC-1019-2018 entitled:
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A SIGN PROGRAM FOR THE BMW OF SAN LUIS
OBISPO AUTOMOBILE DEALERSHIP WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED OCTOBER 15, 2018 ( 1251 CALLE JOAQUIN ARCH-1760-
2018), as presented.
COMMENT AND DISCUSSION
Staff Updates-
a. 2019-21 Financial Plan Advisory Body Goal Setting
Deputy Director Davidson explained the financial plan and the ARC’s role in the Goal
setting process.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY
COMMISSIONER SOLL, CARRIED 5-0-2 (COMMISSIONER SMITH, AND CHAIR
ROOT ABSENT) to update the Community Design Guidelines (CDG) as the one
recommended goal of the ARC for the 2019-21 Financial Plan.
Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 6
b. Selection of a subcommittee to review the resubmitted plans for the Hotel at the
Creamery (1027 Nipomo) in conjunction with a subcommittee of the Cultural
Heritage Committee
Deputy Director Davidson explained the process of selecting a subcommittee to review
the resubmitted plans for the Hotel at the Creamery. By consensus, the Commission
recommended COMMISSIONER WITHERS as a subcommittee member, along with
CHAIR ROOT. COMMISSIONER BELLER will be an alternate if CHAIR ROOT or
COMMISSIONER WITHERS are unavailable.
c. Agenda Forecast
Deputy Director Davidson provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 8:09 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, November 5, 2018 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 12/03/2018