HomeMy WebLinkAboutItem 2 - ARCH-0571-2020 (NWC Project, 3985 Broad Street)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of the commercial center component of the Northwest Corner (NWC) project that
includes 46,745 square feet of medical office building and 15,000 square feet of retail/restaurant/office space
amongst three individual buildings (5,000 square feet each) including requests to allow a 42.5-foot overall
height with architectural projections to 52 feet for the medical office building where the standard is a
maximum of 35 feet with architectural projections allowed to 45 feet; review of a sign program; and an
addendum to a previously adopted Mitigated Negative Declaration.
PROJECT ADDRESS: 3985 Broad Street BY: Brandi Cummings, Contract Planner
Phone: (805) 786-2550
E-mail: brandi.cummings@swca.com
FILE NUMBER: ARCH-0571-2020 FROM: Tyler Corey, Deputy Director
RECOMMENDATION
Approve the project as described in the Draft Resolution (Attachment 1) based on findings and subject to
conditions of approval.
SITE DATA
Figure 1: Subject property
SUMMARY
The applicant, NKT TFB I, LLC, has proposed a development plan as part of the commercial center component
of the Northwest Corner Project (NWC) on Lots 2-5 of Tract 3115. While the proposed project is consistent
with the conceptual development that was evaluated in the previously adopted IS/MND (Rincon 2018) for
Tract 3115, minor project revisions have been made subsequent to the City’s adoption of the MND.
Applicant NKT TFB I, LLC
Representative Oasis Associates, Inc.
Zoning Community Commercial with Special
Focus Overlay and Specific Plan Overlay
(C-C-SF-SP) and Airport Area Specific
Plan Designation of Community
Commercial
General Plan Community Commercial with Special
Focus Overlay
Site Area 5.28 acres
Environmental
Status
A Mitigated Negative Declaration
(IS/MND) was adopted on September 15,
2020; an Addendum to the Mitigated
Negative Declaration has been prepared to
document minor project design changes
including the proposed height increase.
Meeting Date: March 24, 2021
Item Number: 2
Time Estimate: 45 minutes
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Specifically, the height of the medical office building is proposed at 42.5 feet with architectural features up to
52 feet, where the MND assumed all structures would be 35 feet or less in height with architectural features
not exceeding 45 feet in height, consistent with the Community-Commercial designation. Additionally, the
size of the medical office is proposed at 46,745 square-feet, where the MND assumed a maximum floor area
of 45,000 square feet. The site configuration of Lots 2-5 and all other commercial center details remain as
previously analyzed.
Figure 1: Commercial center as seen from Tank Farm Road and Broad Street intersection looking northwest
Figure 2: Commercial center as seen from the interior parking lot/Westmont Living facility looking southeast
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Figure 3: ICCC as seen from Broad Street looking southwest
1.0 PLANNING COMMISSION’S PURVIEW
Review project for consistency with the General Plan, Zoning Regulations, Community Design Guidelines
(CDG), Airport Area Specific Plan (AASP), Special Focus Area policies, and applicable City development
standards.
2.0 BACKGROUND
The proposed project was originally submitted in March 2018, and included a seven-lot subdivision (later
revised to five lots; Tract [TR] 3115), an assisted living and memory care facility, and a commercial center,
which included a grocery store and six retail/restaurant spaces. That project was reviewed by the Airport Land
Use Commission on July 25, 2018 and September 19, 2018, and received an Airport Land Use Plan
consistency determination. On October 15, 2018, the Architectural Review Commission reviewed the project
and made a recommendation to the Planning Commission, which reviewed the project on April 10, 2019. The
Planning Commission’s recommendation was introduced initially to the City Council on May 7, 2019. A
second hearing did not occur and neither the project nor the environmental document was approved.
The applicant revised the project in February 2020 and moved forward with the assisted living and memory
care facility (the Westmont Living facility) as a separate project independent of the commercial center. As no
changes were proposed to the Westmont Living facility, that project proceeded with final City Council hearing
on September 15, 2020. The commercial center project on Lots 2-5 was conceptually introduced to the City
Council at the hearing with the explanation that future uses within this portion of the subdivision were being
modified and a separate application would be lodged. At that hearing, the City Council adopted a MND
pursuant to the California Environmental Quality Act (CEQA). Though the commercial center was not
reviewed at this hearing, the MND adopted by the City Council also included environmental analysis of a
conceptual commercial center within the area to be subdivided, to assist in future CEQA streamlining and
provide a more comprehensive evaluation of the development of the entire site at build out. The City Council
action also included an amendment to the Airport Area Specific Plan (AASP) to change the Specific Plan
designation of the commercial center site from Business Park to Community-Commercial to be consistent
with the Special Focus Overlay added to the site when the General Plan Land Use and Circulation Element
(LUCE) was adopted in 2014.
In November 2020, the applicant submitted a revised project description and plan set for the commercial
center. Changes from the original March 2018 project include replacement of the grocery store use with a
medical office, a reduction in the amount of proposed retail/restaurant space, and reconfiguration of the site
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layout. The height of the medical office is proposed at 42.5 feet with architectural features up to 52 feet, which
exceeds the 35-foot height limit (architectural features allowed to 45 feet) of Community-Commercial
designation.
The Airport Land Use Commission (ALUC) initially considered the March 2018 version of the commercial
center on August 15, 2018 and September 19, 2018. The ALUC found the project consistent with the ALUP
on September 19, 2018 via Section 2.7 (unique and small-scale development) with a height limitation of 35
feet based on the proposed project height at the time of application. On January 20, 2021 the ALUC
determined that the proposed height increase and site design modifications from the original proposal are
consistent with the safety policies of the ALUP because the height increase does not increase the density or
floor coverage beyond the original determination and the Federal Aviation Administration provided a
“Determination of No Hazard to Air Navigation”.
The Architectural Review Committee (ARC) reviewed this project on March 1, 2021. The ARC’s
recommendation is discussed more in Section 6.7, below.
3.0 PROJECT DESCRIPTION
The proposed project is a commercial center that includes 46,745 square feet of medical office building
slated for an Integrated Cancer Care Center (ICCC; outpatient treatment and education) and 15,000
square feet of retail/restaurant/office space amongst three individual building (5,000 square feet each).
Generally, the project is configured with the buildings located along the Broad Street and Tank Farm
Road street frontages with parking located primarily towards the center of the site (see Attachment 2,
Project Site Plan).
Access improvements have been reviewed and approved by the City Council’s review of the
subdivision plan (September 2020). Access to the project would include a north-south driveway from
Tank Farm Road that would be shared between the commercial center and the Westmont Living facility
and via a driveway from Broad Street along the northern property line, which would replace the existing
SESLOC driveway and be shared access with SESLOC. Additional access to the commercial center
would be through the Westmont Living facility via a signalized intersection at the Mindbody
intersection that would connect to the Industrial Way/Broad Street signalized intersection. The
improvements to Broad Street would include accommodations for a future transit stop (Figure 4, below
and Attachment 4).
Short- and long-term bicycle parking facilities are associated with each building, while electric vehicle
charging stations are scattered throughout the parking field. Pursuant to Tract 3115 conditions of
approval, the project will accommodate a transit turnout on Broad Street just south of the project entry.
Trash enclosures for solid waste, recyclables, green and food waste would be located throughout the
development.
Pedestrian access from the public sidewalk is provided at various locations along the two street
frontages. At the corner of Tank Farm Road and Broad Street, a pedestrian access would lead to a large
exterior space and into the interior of the project. Pedestrian access from Broad Street is located to the
south of the ICCC. Internal walkways, some with trellis features, would link the commercial center
buildings and connect to the Westmont Living facility and the SESLOC property.
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Figure 4. Site Design and Connectivity
4.0 PROJECT STATISTICS
Table 1: Project Statistics
Site Details Proposed Allowed/Required
Building Setbacks
Broad Street
Tank Farm Road
Interior
21.75 feet
18.75 feet
45 feet
16 feet
16 feet
None Required
Maximum Height of Structures 26 feet (retail/restaurant/office)
42.5/52 feet (ICCC; habitable/
architectural; height deviation
requested)
35/45 feet
(habitable/architectural)
Inclusionary Housing The applicant has elected to pay in-lieu fees for inclusionary housing.
In- lieu fees are anticipated to be $155,000.
Floor Area Ratio (FAR) 0.27 2.0
Minimum Landscaped Space 16% 10%
Signage 2 per tenant
Number of Signs A Master Sign Program has been 100 square feet
Area of Signs proposed unless approved otherwise
through a sign program
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Site Details Proposed Allowed/Required
Total # Parking Spaces 280 273
Electric Vehicle Parking 28 EV Ready; 70 EV Capable 27 EV Ready; 68 EV Capable
Bicycle Parking 40 short-term*/16 long-term 41 short-term/14 long-term
Motorcycle Parking 14
*-Condition added to provide one
space shortfall on building plan
submittal
14
Environmental Status A Mitigated Negative Declaration was
adopted on September 15, 2020 (SCH
#2019049030); an Addendum to the
Mitigated Negative Declaration is
proposed to document minor project
design changes including the height
increase.
5.0 PREVIOUS REVIEW - ARCHITECTURAL REVIEW COMMISSION
The Architectural Review Commission considered the project on March 1, 2021 and with a vote of
4-0-2 (2 absent) recommended that the PC find the project consistent with the Design Guidelines of
the AASP and Community Design Guidelines (CDG) with direction to address articulation and
massing specific to the ICCC building. Section 6.7 below provides more detail and evaluation on the
ARC recommendations and the applicant’s response to these items.
6.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, AASP,
Zoning Regulations, and CDG.
6.1 Consistency with the General Plan
The project is consistent with the General Plan as it includes a commercial center to serve community-
wide needs, including “over-the counter” service and retail uses (Land Use Element Policy 3.2, 3.4,
3.5, 3.8, 8.13). In addition, the project has components that support multi-modal and circulation-
oriented policies (Circulation Element Policies 3.1.1, 3.1.7, 4.1.1, 4.1.4, 5.1.1, 5.1.3; Land Use
Element Policy 10.4). Chapter 8 of the Land Use Element identifies the project site as a Special Focus
(SF) Area. This designation calls for the site to be used as a mixed-use site, providing for a mix of
uses with a strong commercial presence at the intersection. Connectivity, safety, and comfort of
bicycle and pedestrian circulation are identified as important components to the development of this
corner. To support these goals, the project includes a new bus turn-out on Broad Street, a grade
separated bike lane, sidewalks and internal pedestrian pathways, and a pedestrian creek walk.
Consistency with specific guidelines is detailed in Attachment 6.
6.2 Consistency with the AASP
The project site is consistent with the AASP as it includes a mixed-use community center at the
northwest corner of Tank Farm Road and Broad Street with a retail shopping-center on the eastern
portion of the property and the site for the approved assisted living facility on the western portion
(Section 4.2.13.1).
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The AASP identifies development standards for the C-C zone and establishes a maximum building
height of 35 feet (with architectural features up to 45 feet). Although the project exceeds the height
limitations for the C-C zone, the project is designated as a Special Focus Area, described below in
Section 6.4, which allows for flexibility in applying development standards in order to achieve the
development goals identified for the project site.
Additionally, the Architectural Review Commission found the project consistent with AASP design
guidelines (Standards 5.1.1-5.1.4, A.1.1; Goals 5.9, 5.10, 5.11, 5.18). These guidelines call for
attractive, high quality business center designs that are simple, expressive, and distinct. Consistency
with specific guidelines is detailed in Attachment 6. The project meets these guidelines by providing
a pedestrian-scale development that is visually interesting and combines design elements that reflect
the area’s agrarian history and surrounding open space network.
6.3 Consistency with the ALUP
The ALUC initially considered the March 2018 version of the commercial center on August 15, 2018
and September 19, 2018. The ALUC found the project consistent with the ALUP on September 19,
2018 via Section 2.7 (unique and small-scale development) with a height limitation of 35 feet based
on the proposed project height at the time of application. On January 20, 2021, the ALUC determined
that the proposed height increase and site design modifications from the original proposal are
consistent with the ALUP.
The remaining ALUC conditions of approval related to the project’s consistency finding have been
incorporated into the resolution’s conditions of approval (Attachment 1, Draft Resolution).
6.4 Consistency with the Zoning Regulations
The project is consistent with Section 17.50 – Specific Plan (SP) Overlay Zone. The project is within
the AASP and is required to adhere to design and other requirements within the AASP. As described
in Section 6.2, the project is consistent with the AASP (Section 4.2.13.1).
Section 17.52.030 – Special Focus Areas (S-F) are identified in the General Plan as sites which
present opportunities for customized land use approaches and/or special design implementation to
achieve development potential consistent with policies identified in each Special Focus Overlay area1.
The Special Focus Overlay Development Standards provisions provide the flexibility for the review
authority to approve deviations from requirements of the underlying zone in order to achieve the
objectives of the Land Use Element for each Special Focus Area2.
The applicant has requested minor deviations in height from the underlying C-C zone to accommodate
the design parameters of the ICCC building to allow a 42.5-foot overall height with architectural
projections to 52 feet for the medical office building where the standard is a maximum of 35 feet with
architectural projections allowed to 45 feet. As discussed in the MND Addendum (Attachment 7)
there are no additional impacts to aesthetics or scenic quality, and the Architectural Review
Commission reviewed the building designs height, massing, and architectural design, and found the
design consistent with the Community Design Guidelines and Airport Area Specific Plan Design
Guidelines. The minor increases in height do assist in implementation of the Special Focus area by
1 Zoning Code Section 17.52.010, Special Focus Area (S-F) Overlay Zone, Purpose and Application
2 Zoning Code Section 17.52.030.A. Development Objectives
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providing for the intended design of an important community resource and by freeing up space for
numerous site amenities and connectivity within the site and to surroundings as called for in the
Special Focus Area 3. The ALUC has also found the height increase consistent with the ALUP and the
FAA has issued a “no hazard” determination. The applicant has provided the following justification
that the height exceedance from the underlying C-C zone assists in delivering a project that more
effectively meets the Land Use Element development goals for the site:
x The building height accommodates the internal height requirements for the integrated cancer
care center (ICCC); a community medical resource.
x The Broad Street right of way is approximately 100-feet wide. The proposed ICCC building
at the north east corner of the site is in an appropriate proportional scale to the width of the
frontage road.
x The 3-story ICCC structure provides the needed operational floor area for the use within a
smaller footprint. This allows the ground level design to provide the connection features
described in the special focus area and specifically provides the following:
x A new bus turn-out;
x A grade separated bike lane;
x Sidewalks and internal pedestrian pathways;
x A pedestrian creek walk;
x A strong and active pedestrian ordinated design at the corner of Broad Street and Tank
Farm, and;
x Provision for the necessity of on-site parking.
6.5 Consistency with the Sign Ordinance
The AASP details that the focus of signs in the AASP should be to communicate, identify, and locate,
rather than advertise and sell. Signs in the plan area should emphasize simplicity and functionality.
Signs should be visually integrated with the contours, forms, colors and detailing of the landscape
design and the colors and materials of signs should reflect the visual attributes of the buildings to
which they refer. The total square footage of on-site signage is governed by the City’s Sign
Regulations.
Per Section 15.40.485 of the City’s Municipal Code, the applicant has provided a Master Sign
Program for consideration (Attachment 3). The Master Sign Program is meant to establish uniform
sign design elements such as size, color, materials, lighting, and placement.
The project’s Master Sign Program proposes three monument signs (two on Broad Street and one on
Tank Farm Road) ranging from 69 to 93 square feet each (256 square feet total). The medical office
building would contain three wall mounted signs, each up to 100 square feet in size. Each of the three
retail/restaurant buildings could house up to nine wall mounted signs each, depending on the number
of tenants (sign area would be limited to 100 square feet total per tenant). The ARC determined the
3 Land Use Element Policy 8.13. Broad Street and Tank Farm Road Site. …Strong commercial presence at the
intersection…areas along creek at west edge appropriately buffered to provide creek protections…. Attention to
connectivity safety and comfort of bicycle and pedestrian circulation especially important in development of this corner.
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sign program is well designed and tasteful and is adequate to meet the intent of the City’s sign
regulations and to provide flexibility for future tenant leasing.
6.6 Architectural Design
Architecture: Contemporary
Design Details ICCC: Architecture defined with significant use of glass including floor-to-
ceiling, recessed areas that provide shadows/shading, cantilevered overhangs, natural lighting,
glass façade along Broad Street using varying shades of glazing, and a green trellis (living
wall) to screen the medical office radiation vault.
Design Details Commercial Center: complementary to the ICCC design, metal parapet panels,
cantilevered overhangs and canopies, eaves, and trellises.
Materials: Metal facia and siding, stucco, living vertical green screen, glass.
Colors: The plans provide a mix of colors that would be used in the center (see Attachment 1,
Project Plans, Sheet CM-01). Colors are generally neutral earth-tones that complement the
metal and stucco materials, including greys, beiges, green, blue, and orange/red.
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, AASP, CDG, and implements Special Focus Area policies for this site. Staff has
identified the discussion items below related to consistency with CDG Chapters 2 (General Design
Principles), CDG Chapter 3.1 (Commercial Project Design Guidelines), and CDG Chapters 6.2 and
6.3 (Landscaping Design and Parking Design).
In general, the General Plan, Zoning Regulations, AASP, and CDG require that the project have an
architectural character that will contribute to the establishment of the Airport Area as an attractive,
high quality business center. Building designs should be simple, expressive, and distinct and reference
the area’s agricultural tradition. Buildings should use articulation to provide interest and a human
scale. Materials should be reflective of natural materials and tones that are found in the surrounding
landscape and should be made of natural, rather than fake, material. Additionally, the CDG states that
“elevations which do not directly face a street should not be ignored or receive only minimal
architectural treatment”. A complete list of the relevant General Plan, Zoning Regulations, AASP,
and CDG standards can be found in Attachment 6.
6.7 Architectural Review Committee Direction Items
The ARC provided the following direction regarding the final project design The ARC specifically
identified their comments as recommendations and not conditions as to afford the applicant flexibility
in achieving their design vision for the project.:
x Add more horizontal etching, features, or screening to break up vertical massing of the
ICCC building;
x Extend the vertical wall along the garden area of the ICCC building and try to make it look
like a garden wall, not a building wall;
x The sound wall could be used as a different element to compliment the configuration of
the garden area;
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x Modify the cornice on the top of the radiation building; and
x Add a higher degree of articulation.
The applicant has provided a response and revised plans in response to the ARC direction. The revised
ICCC building includes removal of the radiation vault cornice, a sound wall around the garden area
that provides continuity with the green wall on the radiation vault, and more definition to the
horizontal etching on the vertical features, specifically increased size and depth of the Reglet groove
to provide a greater relief and shadow texture on the wall faces (see Figures 4 and 5 below). Based
on the discussion during the ARC meeting, these changes address the comments brought up by the
ARC commissioners regarding the project design.
Figure 5: Original ICCC building, radiation vault, and garden patio
Figure 6: Revised ICCC building, radiation vault, and garden patio
7.0 ENVIRONMENTAL REVIEW
An Initial Study (IS) was prepared in accordance with CEQA to evaluate the potential environmental
Etching defined
Cornice removed
Garden wall
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effects of the Airport Area Specific Plan Amendment, General Plan Amendment, rezone,
development of the Westmont Living facility, and conceptual mixed-used project. A MND was
adopted by the City Council on September 15, 2020. While the proposed project is consistent with
the conceptual development that was anticipated in the MND, minor project revisions have been made
including the size of the medical office which is proposed at 46,745 square-feet, where the MND
assumed a maximum floor area of 45,000 square feet and the height of the medical office is proposed
at 42.5 feet with architectural features up to 52 feet. The MND assumed all structures would be 35
feet or less in height with architectural features not exceeding 45 feet in height, consistent with the
Community-Commercial designation. The revised design components are accounted for in an
addendum to the MND (Attachment 7). All mitigation measures from the MND are applied to this
project. No further CEQA analysis is required.
8.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Building, Utilities, and Fire. Comments have been incorporated into the
draft resolutions as conditions of approval.
9.0 ACTION ALTERNATIVES
9.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues, with references to specific policies, guidelines, or standards.
9.3 Deny the project based on findings of inconsistency. An action denying the project should
include findings that cite the basis for denial and should reference inconsistency with the General
Plan, CDG, AASP, Zoning Regulations or other policy documents.
10.0 ATTACHMENTS
1. Draft Resolution
2.Project Plans
3.Master Sign Program
4.Site Design and Connectivity and Separated Bike Lane Exhibit
5.ARC Draft Minutes 3.1.21
6. Table of Relevant General Plan, Zoning Regulations, AASP, and CDG Standards
7.MND Addendum
Link to full MND: https://www.slocity.org/Home/ShowDocument?id=27921
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PC RESOLUTION NO. XXXX-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE COMMERCIAL COMPONENT OF THE NORTHWEST
CORNER PROJECT MIXED-USE DEVELOPMENT INCLUDING A
CONSISTENCY DETERMINATION FOR ENVIRONMENTAL REVIEW
AS REPRESENTED IN THE PLANNING COMMISSION AGENDA
REPORT AND ATTACHMENTS DATED MARCH 24, 2021
(NORTHWEST CORNER (NWC) BROAD & TANK FARM MIXED-USE
COMMERCIAL/FILE #ARCH-0571-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on March 1, 2021 for the purpose of reviewing an
architectural review application ARCH-0751-2020, NKT TFB I, LLC, applicant, and
recommended approving the design; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on March 24, 2021 for the purpose of conducting a Major Development Plan
review including a sign program; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission hereby grants final
approval to the project (ARCH-0571-2020), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character envisioned for the site per Section 4.2.13.1 of the
Airport Area Specific Plan. The project allows the establishment of medical office and
retail/restaurant/office uses within the Community Commercial land use designation,
which allows these types of uses. The site contains adequate vehicular parking and
circulation that is integrated with the surrounding transportation system. As conditioned,
the establishment of medical office and retail/restaurant/office uses will not create noise,
litter, or other adverse effects on the surroundings such that the project would be
detrimental to the public health, safety, or welfare.
2. The project is consistent with the General Plan because it includes a commercial center to
serve community-wide needs (LUE 8.13). The project supports Land Use Element and
Circulation Element policies related to the creation of an accessible commercial area to
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Planning Commission Resolution No. PC-XXXX-2021
ARCH-0571-2020 (NWC Broad and Tank Farm)
Page 2
serve community needs (Land Use Element Policy 3.2, 3.4, 3.5, 3.8, 8.13, 10.4; Circulation
Element Policies 3.1.1, 3.1.7, 4.1.1, 4.1.4, 5.1.1, 5.1.3).
3. The project is consistent with the AASP as it includes a mixed-use community center at
the northwest corner of Tank Farm Road and Broad Street with a retail shopping-center on
the eastern portion of the property and an assisted living facility on the western portion
(Section 4.2.13.1). The AASP identifies the northwest corner of Tank Farm Road and
Broad Street as Special Focus Area 13 with a designation of Community Commercial with
Special Focus Overlay (C-C-SF). The project, as proposed, exceeds the building height
standard established for the C-C zoning designation; however, due to the SF designation,
the height exceedance is allowed because it is necessary in order to accomplish
development goals for the site, which include a vibrant and prominent commercial
presence. Specifically, the additional height will accommodate an integrated cancer care
center, a community medical resource; will allow for a building that is of proportional scale
to the (100-foot) width of Broad Street; and will allow for a 3-story ICCC structure which
can provide the needed operational floor area for the use within a smaller footprint,
allowing ground level design to provide the connection features described in the special
focus area, such as a bus turn out, pedestrian sidewalks and pathways, a grade-separated
bike lane, and onsite parking.
4. The design of the project is consistent with the Community Design standards of the Airport
Area Specific Plan and incorporates articulation, massing, and a mix of color/finish
materials that are compatible with the neighborhood and complementary to other
development within the immediate vicinity.
5. The Airport Land Use Commission (ALUC) reviewed the project on January 20, 2021 and
determined that the proposed height increase and site design modifications from the
original proposal are consistent with the ALUP. Additionally, the FAA reviewed the height
exception and gave a “Determination of No Hazard to Air Navigation”.
6. In general, the General Plan, Zoning Regulations, AASP, and CDG require that the project
have an architectural character that will contribute to the establishment of the Airport Area
as an attractive, high quality business center. The project is consistent with general design
guidelines for all development (CDG, Chapter 2) because the development minimize
changes to natural features, exhibits four-sided architecture, and utilizes shadow, texture,
and articulation to reduce apparent mass. The project is also consistent with design
guidelines specific to large-scale retail projects including parking and landscaping
elements (CDG, Chapter 3.1, 6.2, 6.3) as the project provides amenities that give attention
to connectivity safety and the comfort of bicyclistsand pedestrians. To support these goals,
the project includes a new bus turn-out on Broad Street, a grade separated bike lane,
sidewalks and internal pedestrian pathways, and a pedestrian creek walk.
7. The project is consistent with the C-C-SF-SP zoning designation. The project is consistent
with Zoning Regulation 17.28.020, which identifies development standards for the
Community Commercial (C-C) zone. As proposed, the height of the ICCC exceeds the
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Planning Commission Resolution No. PC-XXXX-2021
ARCH-0571-2020 (NWC Broad and Tank Farm)
Page 3
maximum building height (35 feet/45 feet) for the C-C zone. However, the project is zoned
for Special Focus Area (SF), and is consistent with Zoning Regulation 17.52.030, which
states that development objectives within each S-F overlay zone shall be interpreted by the
review authority to achieve development objective of the applicable special focus area. The
height exceedance is necessary to achieve design goals for the project site, which include
a vibrant and prominent commercial center at the intersection. As discussed in the MND
Addendum (Attachment 7) there are no additional impacts to aesthetics or scenic quality,
and the Architectural Review Commission reviewed the building designs height, massing,
and architectural design, and found the design consistent with the Community Design
Guidelines and Airport Area Specific Plan Design Guidelines. The minor increases in
height do assist in implementation of the Special Focus area by providing for the intended
design of an important community resource and by freeing up space for numerous site
amenities and connectivity within the site and to surroundings as called for in the Special
Focus Area. The ALUC has also found the height increase consistent with the ALUP and
the FAA has issued a “no hazard”determination.
8. The Master Sign Program is consistent with the intent of Sign Regulations section
15.40.485 since it provides for signs which are complementary to each other within the
project and which are compatible with surrounding development; and the Sign Program
establishes uniform sign design elements such as size, color, materials, lighting, and
placement of signs.
Section 2.Environmental Review. An Initial Study (IS) was prepared in accordance with the
California Environmental Quality Act (CEQA) to evaluate the potential environmental effects of
the Airport Area Specific Plan Amendment, General Plan Amendment, rezone, development of
the Westmont Living facility, and conceptual mixed-used project. A Mitigated Negative
Declaration (MND) was adopted by the City Council on September 15, 2020. While the proposed
project is consistent with the conceptual development that was anticipated in the MND, minor
project revisions have been made including the size of the medical office which is proposed at
46,745 square-feet, where the MND assumed a maximum floor area of 45,000 square feet and the
height of the medical office is proposed at 42.5 feet with architectural features up to 52 feet. The
MND assumed all structures would be 35 feet or less in height with architectural features not
exceeding 45 feet in height, consistent with the Community-Commercial designation. The revised
design components are accounted in an addendum to the MND. All mitigation measures from the
MND have been applied to this project. No further CEQA analysis is required.
MITIGATION MEASURES
Air Quality
AQ-1 Standard Control Measures for Construction Equipment
The following standard air quality mitigation measures shall be implemented during the
site preparation and grading phases of construction at the project site:
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x Maintain all construction equipment in proper tune according to manufacturer’s
specifications;
x Fuel all off-road and portable diesel powered equipment with CARB-certified
motor vehicle diesel fuel nontaxed version suitable for use off-road);
x Comply with the State Off-Road Regulation;
x Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification
standard for on-road heavy-duty diesel engines, and comply with the State On-
Road Regulation;
x Construction or trucking companies with fleets that do not have engines in their
fleet that meet the engine standards identified in the above two measures (e.g.
captive or NOX exempt area fleets) may be eligible by proving alternative
compliance;
x All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs
shall be posted in the designated queuing areas and or job sites to remind drivers
and operators of the 5 minute idling limit;
x Diesel idling within 500 feet of sensitive receptors shall not be not permitted;7
x Staging and queuing areas shall not be located within 500 feet of sensitive
receptors;6
x Equipment shall be electrified when feasible;
x Gasoline-powered equipment shall be substituted in place of diesel-powered
equipment, where feasible; and
x Alternatively-fueled construction equipment shall be used on-site where feasible,
such as compressed natural gas, liquefied natural gas, propane or biodiesel.
AQ-2 Best Available Control Technology.Diesel construction equipment used during the site
preparation and grading phases shall be equipped with CARB Tier 3 or Tier 4 certified
off-road engines and 2010 on-road compliant engines.
AQ-3 The project would result in ROG and NOx operational emissions that exceed the
SLOAPCD threshold of 25 lbs/day. Prior to issuance of construction permits, the applicant
shall identify at least 8 mitigation measures from Table 3-5 of the SLOAPCD CEQA Air
Quality Handbook to incorporate into the project. Prior to occupancy, final inspection, or
establishment of the use, whichever occurs first, the project shall demonstrate that it has
implements such measures. If the project obtains a GreenPoint rating or is LEED certified,
the applicant shall only need to implement 6 mitigation measures from Table 3-5 of the
SLOAPCD CEQA Air Quality Handbook.
AQ-4 This project is greater than 4 acres and within 1,000 feet of sensitive receptors (residential
units). Construction activities can generate fugitive dust, which could be a nuisance to
residents and businesses in close proximity to the proposed construction site. Projects with
grading areas that are greater than 4-acres or are within 1,000 feet of any sensitive receptor
shall implement the following measures to manage fugitive dust emissions such that they
do not exceed the APCD’s 20% opacity limit (APCD Rule 401) or prompt nuisance
violations (APCD Rule 402):
a. Reduce the amount of the disturbed area where possible;
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b. Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site and from exceeding the APCD’s limit of 20%
opacity for greater than 3 minutes in any 60-minute period. Increased watering
frequency would be required whenever wind speeds exceed 15 mph. Reclaimed
(non-potable) water should be used whenever possible. When drought conditions
exist and water use is a concern, the contractor or builder should consider the use
of an APCD-approved dust suppressant where feasible to reduce the amount of
water used for dust control. Please refer to the following link from the San
Joaquin Valley Air District for a list of potential dust suppressants: Products
Available for Controlling Dust;
c. All dirt stock pile areas should be sprayed daily and covered with tarps or other
dust barriers as needed;
d. Permanent dust control measures identified in the approved project revegetation
and landscape plans should be implemented as soon as possible, following
completion of any soil disturbing activities;
e. Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading should be sown with a fast germinating, non-invasive
grass seed and watered until vegetation is established;
f. All disturbed soil areas not subject to revegetation should be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD;
g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon
as possible. In addition, building pads should be laid as soon as possible after
grading unless seeding or soil binders are used;
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site;
i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or
should maintain at least two feet of freeboard (minimum vertical distance between
top of load and top of trailer) in accordance with California Vehicle Code (CVC)
Section 23114;
j.“Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the
exterior surfaces of motor vehicles and/or equipment (including tires) that may
then fall onto any highway or street as described in CVC Section 23113 and
California Water Code 13304. To prevent ‘track out’, designate access points and
require all employees, subcontractors, and others to use them. Install and operate a
‘track-out prevention device’ where vehicles enter and exit unpaved roads onto
paved streets. The ‘trackout prevention device’ can be any device or combination
of devices that are effective at preventing track out, located at the point of
intersection of an unpaved area and a paved road. Rumble strips or steel plate
devices need periodic cleaning to be effective. If paved roadways accumulate
tracked out soils, the trackout prevention device may need to be modified;
k. Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers shall be used with reclaimed water where feasible.
Roads shall be pre-wetted prior to sweeping when feasible;
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l. All PM10 mitigation measures required should be shown on grading and building
plans; and
m. The contractor or builder shall designate a person or persons whose responsibility
is to ensure any fugitive dust emissions do not result in a nuisance and to enhance
the implementation of the mitigation measures as necessary to minimize dust
complaints and reduce visible emissions below the APCD’s limit of 20% opacity
for greater than 3 minutes in any 60-minute period. Their duties shall include
holidays and weekend periods when work may not be in progress (for example,
wind-blown dust could be generated on an open dirt lot). The name and telephone
number of such persons shall be provided to the APCD Compliance Division prior
to the start of any grading, earthwork or demolition (Contact Tim Fuhs at 805-
781-5912).
AQ-5 The applicant shall retain a registered geologist to conduct a geologic evaluation of the
property including sampling and testing for naturally occurring asbestos in full compliance
with California Air Resources Board Air Toxics Control Measure (ATCM) for
Construction, Grading, Quarrying, and Surface Mining Operations (93105) and SLOAPCD
requirements. This geologic evaluation shall be submitted to the City Community
Development Department upon completion. If the geologic evaluation determines that the
project would not have the potential to disturb asbestos containing materials (ACM), the
applicant must file an Asbestos ATCM exemption request with the SLOAPCD.
AQ-6 If asbestos containing materials (ACM) are determined to be present onsite, proposed
earthwork, demolition, and construction activities shall be conducted in full compliance
with the various regulatory jurisdictions regarding ACM, including the ARB Asbestos Air
Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface
Mining Operations (93105) and requirements stipulated in the National Emission Standards
for Hazardous Air Pollutants (40 CFR 61, Subpart M –Asbestos; NESHAP). These
requirements include, but are not limited to, the following:
1. Written notification, within at least 10 business days of activities commencing, to
the SLOAPCD;
2. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant;
and,
3. Implementation of applicable removal and disposal protocol and requirements for
identified ACM.
AQ-7 The applicant shall implement the following measures to reduce the risk associated with
disturbance of ACM and lead-coated materials that may be present within the existing
structure onsite:
a. Demolition of the on-site structure shall comply with the procedures required by
the National Emission Standards for Hazardous Air Pollutants (40 CFR 61, Subpart
M –Asbestos) for the control of asbestos emissions during demolition activities.
SLOAPCD is the delegated authority by the U.S. EPA to implement the Federal
Asbestos NESHAP. Prior to demolition of on-site structures, SLOAPCD shall be
notified, per NESHAP requirements. The project applicant shall submit proof that
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SLOAPCD has been notified prior to demolition activities to the City Community
Development Department.
b. If during the demolition of the existing structure, paint is separated from the
construction materials (e.g., chemically or physically), the paint waste shall be
evaluated independently from the building material by a qualified hazardous
materials inspector to determine its proper management. All hazardous materials
shall be handled and disposed of in accordance with local, state, and federal
regulations. According to the Department of Toxic Substances Control (DTSC), if
the paint is not removed from the building material during demolition (and is not
chipping or peeling), the material can be disposed of as non-hazardous construction
debris. The landfill operator shall be contacted prior to disposal of lead-based paint
materials. If required, all lead work plans shall be submitted to SLOAPCD at least
10 days prior to the start of demolition. The applicant shall submit proof that paint
waste has been evaluated by a qualified hazardous waste materials inspector and
handled according to their recommendation to the City Community Development
Department.
Biological Resources
BIO-1. Vegetation Removal Timing. Vegetation removal and initial site disturbance for any
project elements shall be conducted between September 1st and January 31st outside of the
nesting season for birds. If vegetation removal is planned for the nesting bird season
(February 1st to August 31st), then preconstruction nesting bird surveys shall be required
within one week prior to construction activities to determine if any active nests would be
impacted by project construction. If no active nests are found, and vegetation removal is
conducted within 5 days of the survey and is done continuously, then no further survey
work shall be required. Additional surveys during the nesting season shall be conducted as
needed if there is any break in vegetation removal, grading and/or construction lasting more
than 5 days. If any active nests are found that would be impacted by vegetation removal,
grading and/or construction, then the nest sites shall be avoided with the establishment of
a non-disturbance buffer zone around active nests as determined by a qualified biologist.
Nest sites shall be avoided and protected within the non-disturbance buffer zone until the
young are no longer reliant on the nest site for survival (have fledged) as determined by a
qualified biologist. All workers shall receive training on good housekeeping practices
during construction that will discourage nests from being established within the work area
(e.g., cover stored pipe ends, cover all equipment being used daily, etc.) A qualified
biologist shall regularly walk the construction area to look for nest starts and review site
for good housekeeping practices. As such, avoiding disturbance or take of an active nest
would reduce potential impacts on nesting birds to a less-than-significant level.
BIO-2. Clean Water Act Permitting. The applicant shall obtain Clean Water Act (CWA)
regulatory compliance in the form of a permit from the U.S. Army Corps of Engineers
(Corps) or written documentation from the Corps that no permit would be required for the
proposed road crossing. Should a permit be required, the applicant shall implement all the
terms and conditions of the permit to the satisfaction of the Corps. Corps permits and
authorizations require applicants to demonstrate that the proposed project has been
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designed and will be implemented in a manner that avoids and minimizes impacts on
aquatic resources to the extent practicable. Compliance with Corps permitting would also
include obtaining and CWA 401 Water Quality Certification from the Regional Water
Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require
compensatory mitigation for unavoidable permanent impacts on waters of the U.S./State to
achieve the goal of a no net loss of wetland values and functions. As such, with
implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory
compliance would reduce potential impacts on waters of the U.S. to a less than significant
level.
BIO-3. Streambed Alteration Agreement. The applicant shall obtain compliance with Section
1602 of the California Fish and Game Code (Streambed Alteration Agreements) in the
form of a completed Streambed Alteration Agreement or written documentation from the
CDFW that no agreement would be required for the proposed road crossing. Should an
agreement be required, the property owners shall implement all the terms and conditions
of the agreement to the satisfaction of the CDFW. The CDFW Streambed Alteration
Agreement process encourages applicants to demonstrate that the proposed project has
been designed and will be implemented in a manner that avoids and minimizes impacts in
the stream zone. In addition, CDFW may require compensatory mitigation for unavoidable
permanent impacts on waters of the State. As such, with implementation of the 3:1 ratio of
creek enhancement mitigation plantings and regulatory compliance would reduce potential
impacts on waters of the U.S. to a less than significant level.
BIO-4.Wetland Replacement and Riparian Enhancement Plan.The applicant shall retain a
qualified biologist to prepare a wetland replacement and riparian enhancement plan. The
plan shall provide for a minimum of 3:1 mitigation area for the wetland area to be impacted
and shall be designed to the satisfaction of the Corps, RWQCB, and CDFW. The plantings
for the riparian enhancement area shall include native species and shall be placed in a
manner to ensure their success. The plan shall include a cost estimate for the
implementation of the plantings. The applicant shall implement the wetland replacement
and riparian enhancement plan within 60 days of completion of grading and site
disturbance activities.
BIO-5.Wetland Replacement and Riparian Enhancement Plan Monitoring. The applicant
shall retain a qualified biologist or landscape architect for the purpose of monitoring the
success of the mitigation planting area. The monitoring contract shall include a requirement
that the monitor conduct, at a minimum, an annual site visit and assessment of the planting
success for 10 years and an annual submittal of a monitoring report to the City Community
Development Department and Natural Resources Manager. The applicant shall also post a
bond for the cost of implementing the mitigation planting. If the monitoring demonstrates
that the plan has been successfully implemented, the bond shall be returned. If the
monitoring demonstrates that the plan has not been successfully implemented, the applicant
shall submit a revised plan for review and approval. If the revised plan successfully
implemented after two years, the City Community Development Department and Natural
Resources Manager shall use the bond to hire a licensed landscape architect to implement
and maintain the revised plan.
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Cultural Resources
CR-1 Halt Work Order for Discovery of Previously Unidentified Cultural Resources.In the
event that historical or archaeological remains are discovered during earth disturbing
activities associated with the project, construction activities shall cease, and the City
Community Development Department shall be notified so that the extent and location of
discovered materials may be recorded by a qualified specialist (paleontologist, historian,
archaeologist) and disposition of artifacts may be accomplished in accordance with state
and federal law. After the find has been appropriately mitigated, work in the area may
resume. A Native American tribal representative shall monitor any mitigation excavation
associated with Native American materials.
CR-2. Halt Work Order for Discovery of Human Remains. In the event that human remains
are unearthed, the applicant shall notify the City Community Development Department and
shall comply with State Health and Safety Code Section 7050.5, which requires that no
further disturbance shall occur until the County of San Luis Obispo Coroner has made a
determination of origin and disposition pursuant to Public Resources Code Section
5097.98. The County Coroner must be notified of the find immediately. If the human
remains are determined to be Native American, the County Coroner will notify the Native
American Heritage Commission within 24 hours, which will determine and notify a Most
Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48
hours of notification and may recommend scientific removal and nondestructive analysis
of human remains and items associated with Native American burials.
Greenhouse Gasses
GHG-1 Monterey Bay Community Power. Prior to final inspection, occupancy, or
establishment of the use, the applicant shall demonstrate that the subject use has made an
operational commitment to participate in Monterey Bay Community Power. Any rental or
lease agreement for individual tenant spaces shall include a requirement that the tenant
continue participation in Monterey Bay Community Power. This participation shall
continue until PG&E or another electric provider provides 100 percent carbon-free
electricity, at which point the applicant or tenant may elect to switch services to such a
provider.
Noise
N-1 Construction Equipment Best Management Practices.For all construction activity at
the project site that exceeds 60 dBA at the property line with the mobile home park to the
west, and for future construction activity associated with development on the eastern
portion of the project site that exceeds 60 dBA at the property line with the Westmont
Living facility, construction equipment noise attenuation techniques shall be employed to
ensure that noise levels are maintained within levels allowed by the City of San Luis
Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such techniques shall
include:
x Sound blankets on noise-generating equipment.
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x Stationary construction equipment that generates noise levels above 60 dBA at
the project boundaries shall be shielded with barriers that meet a sound
transmission class (a rating of how well noise barriers attenuate sound) of 25.
x All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
x For stationary equipment, the applicant shall designate equipment areas with
appropriate acoustic shielding on building and grading plans. Equipment and
shielding shall be installed prior to construction and remain in the designated
location throughout construction activities.
x Electrical power shall be used to power air compressors and similar power tools.
x The movement of construction-related vehicles, with the exception of passenger
vehicles, along roadways adjacent to sensitive receptors shall be limited to the
hours between 7:00 AM and 7:00 PM, Monday through Saturday. No
movement of heavy equipment shall occur on Sundays or official holidays (e.g.,
Thanksgiving, Labor Day).
x As needed, temporary sound barriers shall be constructed between the
construction site and the mobile home park to the west.
In the event the residential uses at the mobile home park site have been removed (i.e. the
site is under construction), and/or if the Westmont Living facility is not occupied or
operational during future construction of the eastern portion of the project site, then
construction equipment noise attenuation techniques do not need to be implemented.
N-2 Neighboring Property Owner Notification and Construction Noise Complaints. The
contractor shall inform the property owner and current tenants of the mobile home park to
the west of the project site, prior to initiation of any construction activities, of the proposed
construction timelines and noise complaint procedures to minimize potential annoyance
related to construction noise. In the event the residential uses at the mobile home park site
have been removed (i.e. the site is under construction), notification is not required. If the
Westmont Living facility is occupied or operational prior to construction of future uses on
the project site, the contractor shall inform the property owner and current tenants of the
facility of the proposed construction timelines and noise complaint procedures to minimize
potential annoyance related to construction noise. Proof of mailing the notices shall be
provided to the Community Development Department prior to issuance of grading permits
or initiation of site disturbance. Signs identifying the noise complaint procedures shall be
in place before the beginning of and throughout grading and construction activities. Noise-
related complaints shall be directed to the City’s Community Development Department.
Transportation
TR-1 Tank Farm Road from Broad through Project Site to Mindbody intersection. The
applicant shall widen Tank Farm Road along the project frontage to provide two westbound
through lanes, bike lanes, and sidewalks consistent with the parkway arterial designation
in the Airport Area Specific Plan.
TR-2 Internal intersection with SESLOC property. The applicant shall install a single-lane
roundabout at the internal site intersection of the Mindbody Road extension adjacent to
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SESLOC on the north property line to encourage smooth traffic flow between the sites.
The City Transportation Department Division may approve an alternative intersection
control type, such as all-way stop control, if a roundabout is found to be geometrically
infeasible at this location.
TR-3 Existing SESLOC driveway. The applicant shall remove the existing right-in/right-out
driveway on Broad Street upon completion of the new Broad Street driveway constructed
as part of this project. The applicant shall ensure adequate access is maintained to the
SESLOC property during project construction.
TR-4 Tank Farm Road from Old Windmill Lane to Santa Fe Road. The project shall make
a fair share contribution of the cost of widening Tank Farm Road to four lanes between
Santa Fe Road and Old Windmill Lane.
TR-5 Broad Street/Industrial Way. The project shall make fair share project contributions to
convert the east and west approaches from split phasing to permissive phasing and
restriping both approaches to provide dedicated left turn lanes and shared through/right
turn lanes.
TR-6 Fair Share Contributions. The project applicant shall pay Citywide Traffic Impact Fees
for the following project improvements:
x Tank Farm Road/Higuera Street: Installation of a second southbound left turn lane.
x Tank Farm Road/Santa Fe Road: Installation of a multi-lane roundabout.
x Broad Street/Tank Farm Road: Installation of a dedicated northbound right turn lane,
addition of a second southbound left turn lane, conversion of the westbound right turn
lane to a shared through/right lane, and establish time-of-day timing plans.
SECTION 3 .Action. The Planning Commission hereby approves the proposed project (ARCH-
0571-2020) that includes Architectural Review of a 61,745 square feet commercial center that
includes a 46,745 square-foot integrated cancer care center and 15,000 square-feet of
retail/restaurant/office, subject to the following conditions:
Planning Division –Community Development Department
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
final approved color and material board.
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3. The locations of all exterior lighting, including lighting on the structure, bollard style
landscaping or path lighting, shall be included in plans submitted for a building permit. All
wall-mounted lighting fixtures shall be clearly called out on building elevations included as
part of working drawings. All wall-mounted lighting shall complement building architecture.
The lighting schedule for the building shall include a graphic representation of the proposed
lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall
be shielded to ensure that light is directed downward consistent with the requirements of the
City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning
Regulations.
4. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will provide adequate
screening. A line-of-sight diagram may be required to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
5. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with
corresponding symbols for each plant material showing their specific locations on plans.
6. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the backflow preventer and double-check assembly shall be located in the street yard
and screened using a combination of paint color, landscaping and, if deemed appropriate by
the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
7. Inclusionary Housing. Prior to issuance of building permits, inclusionary in-lieu fees of 5%
of building evaluation shall be paid.
8. Plans submitted for building permits shall reflect conformance with bicycle parking
requirements including reflecting provision of 41 short term spaces.
9. The following use standards and conditions reflect requirements established under the San
Luis Obispo County Airport Land Use Commission’s (ALUC) determination of consistency
(9-19-2018) and shall be complied with as follows:
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a. The Project submitted to the County under Referral Letter dated July 25, 2018 and
amended and amended in the Referral Letter dated January 12, 2021, shall be conditioned
by the City to be consistent with said referral, and will not be changed without the input
of the ALUC;
b. Airport Area Specific Plan Amendments as provided herein are limited to the subject
property;
c. Non-residential density for the site within the S-1c Safety Area would be limited to a
maximum 120 persons/acre;
d. Maximum building heights shall not exceed 52 feet;
e. No improvements shall constitute a navigation hazard as defined by the ALUP;
f. Uses that would potentially interfere with takeoffs, landings and maneuvering of aircraft
shall be prohibited;
g. Avigation easements are required for the site; and,
h. Disclosures would be provided to potential buyers and tenants regarding airport
operations.
10. For the life of the project, the project shall comply with the San Luis Obispo Air Pollution
Control District regulations, including, but not limited to:
x Rule 501 –developmental burning
x Rule 504 –residential wood combustion
x Portable generators and equipment with engines that are 50 horsepower or greater
require a permit to operate and may require a health risk assessment.
Engineering Division –Public Works/Community Development Department
11. A separate building permit/parking lot permit shall be processed for the proposed private
SESLOC on-site improvements required to accommodate the closure of the southerly
SESLOC parking lot access. The driveway shall not be closed until a secondary access is
provided unless otherwise approved by SESLOC and the City.
12. Private site lighting shall be provided per City Engineering Standards. Unless otherwise
waived by the City, the through access roadway/bikeway from the northerly tract boundary
to the signal at Tank Farm Road shall include street/pathway lighting per City Engineering
Standards and the City’s Bike Plan.
13. City recycled water or another non-potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available from
the City’s Utilities Department. Recycled water is readily available near the intersection of
Tank Farm Road and Orcutt Road.
Attachment 1Item 2
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14. Unless otherwise approved by the City, sewer laterals and/or private mains shall connect to
the public sewer main located within Tank Farm Road. If approved for connection in Broad
Street, a comprehensive plan based on the field confirmation of all existing public and
private utility depths shall be completed to confirm that a gravity sewer can be achieved
with gradients and utility clearances per City Engineering Standards.
Utilities Department
15. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained, and shall have reasonable alignments
needed for maintenance of public infrastructure.
16. The proposed project is within an area subject to shallow ground water. Heat-fused HDPE
pipe shall be used for the proposed private and public sewer collection system to prevent
groundwater infiltration.
17. Any private sewer services that cross one parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded
prior to final Building Permit. The proposed project shall include a private sewer lateral, no
force main, connecting near the west boundary of the project along Tank Farm Road, and
must be of enough depth to reach the northwest corner of the adjacent parcel to the north
(APN 053-231-050), and to the satisfaction of the Utilities Engineer.
18. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided
with the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans.
19.The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water from the existing service that was stubbed to the property.
The irrigation system shall be designed and operated as described consistent with recycled
water standards in the City’s Procedures for Recycled Water Use, including the requirement
that sites utilizing recycled water require backflow protection on all potable service
connections. The irrigation plans shall be submitted to the Building Department for review
during the City’s building permit review process. Frontage improvements must include
approximately 950-feet of a new 8” recycled water main with new recycled water services
to the project. The alignment of the recycled water mains shall follow the engineering design
standards and shall be designed to the satisfaction of the Utilities Engineer.
20. Public sewer and water pipe infrastructure shall not be extended into private access road, but
public water meters can be installed for each parcel with a dedicated access easement and is
to the satisfaction of the Utilities Engineer.
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Planning Commission Resolution No. PC-XXXX-2021
ARCH-0571-2020 (NWC Broad and Tank Farm)
Page 15
21. Separate water and recycled water meters shall eb provided for each new parcel in an area
accessible by the City.
22. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded prior
to issuance of a Building Permit.
23. Recycled water, or another non-potable water source, shall be used for construction water (dust
control, soil compaction, etc.). An annual Construction Water Permit is available from the
City’s Utilities Department.
24. Irrigation systems using recycled water shall be designed and operated as described consistent
with the City’s Procedures for Recycled Water Use, including the requirement that sites
utilizing recycled water require backflow protection on all potable service connections in
accordance with the Engineering Design Standards. Three sets of irrigation plans shall be
submitted for review during the City’s improvement plan and/or building permit review process.
25. Water flow rates and flow velocities shall comply with the minimum requirements of the
2016 Potable Water Distribution System Operations Master Plan.
26. Final grades and alignments of all public and/or private water, recycled water, and sewer
shall be approved to the satisfaction of the Utilities Department. The final location,
configuration, and sizing of on-site service laterals and meters shall be approved by the
Utilities Director in conjunction with the review of the building plans, fire sprinkler plans,
and/or public improvement plans.
27. The project’s estimated total water use (ETWU) to support new ornamental landscaping
shall not exceed the project’s maximum applied water allowance (MAWA). Information
shall be submitted during the Building Permit Review Process for review and approval by
the Utilities Department prior to issuance of a Building Permit to support required water
demand of the project’s proposed landscaping.
28. A trash enclosure capable of storing the required bins for waste, recycling, and organics
shall be provided.
29. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City’s Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
On motion by __________________, seconded by ________________, and on the following roll
call vote:
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Planning Commission Resolution No. PC-XXXX-2021
ARCH-0571-2020 (NWC Broad and Tank Farm)
Page 16
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 24th day of March 2021.
_____________________________
Tyler Corey, Secretary
Planning Commission
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COVER SHEETPLANNINGPD-1 PROJECT DESCRIPTIONRE-01 COLOR RENDERINGRE-02 COLOR RENDERINGRE-03 COLOR RENDERINGSP-30 SITE PLANA-012 ELECTRIC VEHICLE &BICYCLE EXHIBITA-013 ENLARGED PLAZA PLANSCIVILC-1 PRELIMINARY GRADING PLANC-2 PRELIMINARY GRADING PLAN/ SECTIONS AND DETAILSC-3 PRELIMINARY COMPOSITEUTILITY PLANLANDSCAPEL1 LANDSCAPE PLANBUILDING 1A-0 GENERAL INFOA-1 1st FLOOR PLANA-2 2nd FLOOR PLANA-3 3rd FLOOR PLANA-4 ROOF PLANA-5 ELEVATIONSA-6 ELEVATIONSA-7 PERSPECTIVE VIEWA-8 PERSPECTIVE VIEWA-9 PERSPECTIVE VIEWA-10 SECTIONSA-11 DETAILSA-12 SIGNAGEA-13 SIGNAGEA-14 COLOR BOARDSHEETINDEXBUILDING 2A102 BUILDING-2 FLOOR PLAN A132 BUILDING-2 ROOF PLANA202 BUILDING-2 ELEVATIONSA302 BUILDING-2 WALL SECTIONSBUILDING 3A103 BUILDING-3 FLOOR PLANA133 BUILDING-3 ROOF PLANA203 BUILDING-3 ELEVATIONSA303 BUILDING-3 WALL SECTIONSBUILDING 4A104 BUILDING-4 FLOOR PLANA134 BUILDING-4 ROOF PLANA204 BUILDING-4 ELEVATIONSA304 BUILDING-4 WALL SECTIONSTR-01 TRASH ENCLOSURECM-01 COLOR MATERIAL BOARDARCHITECTURAL & DEVELOPMENT REVIEW %52$'675((7SAN LUIS OBISPO, CALIFORNIANOVEMBER 6, 2020NWC TANK FARM ROAD & BROAD STREET35 Hugus Alley, Suite 200Pasadena, CA 91103T: 626.583.8348Contact: Ken McKentlyE-mail: ken@mckently.comARCHITECT3427 Miguelito Court. San Luis Obispo, CA 93401T: 805.541.4509 Contact: Scott WrightE-mail: scott@oasisassoc.comLANDSCAPE ARCHITECT2624 Airpark Drive, Santa Maria, CA 93455T: 805.934.5767 Contact: Lori SpeerE-mail: lori@dbaengineers.comCIVIL ENGINEER3427 Miguelito Court. San Luis Obispo, CA 93401T: 805.541.4509 Contact: C.M. FlorenceE-mail: cmf@oasisassoc.comPROJECT PLANNEROWNER / APPLICANTNKT TFB I, LLC684 Higuera Street, Suite B. San Luis Obispo, CA 93401T: 805.541.9004 Contact: Nick TompkinsE-mail: nick@nktcommercial.comARCHITECT762 Higuera Street, Suite#212San Luis Obispo, CA 93401T: 805.541.3848Contact: Brian StarrE-mail: Brian@sdgarchitects.comAttachment 2Item 2Packet Page 34
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CAPROJECT DESCRIPTIONA R C H I T E C T U R A L & D E V E L O P M E N TR E V I E W06 NOVEMBER 20203'Application Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for the NWC II Commercial Project 3895 Broad Street, San Luis Obpiso 06 November 2020 II. PROJECT HISTORY 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 to facilitate development based upon changing market trends, while maintaining the essential blueprint for the area’s future. In March 2018, NKT Commercial and Westmont Living lodged a Planning application on the subject properties (660 Tank Farm Road (APN 053-421-004) and 3985 Broad Street (APN 053-421-003) to amend the Airport Area Specific Plan to reflect the General Plan vision and zoning change. The application also included proposed development of a senior living facility and a commercial center, including a seven (7)-lot vesting tentative tract map. The mixed-use project was reviewed by the Airport Land Use Commission (circa 2018 – 2019) and found to be in conformance with the Airport Land Use Plan. In 2019 the project was also reviewed by the Architectural Review Commission, the Planning Commission, and the City Council but final action was not taken. In February 2020, a revised project description was submitted to the City. The environmental document – a mitigated negative declaration was republished and released for public review. On September 15, 2020, the City Council approved the Westmont Living Facility development plan – a 133,656 square foot building including 139 living units and support services, along with amendments to the Airport Area Specific Plan, a five (5)-lot vesting tentative tract map – VTTM 3115, a creek exception and an exception to the right-of-way improvements on Tank Farm Road, the mitigated negative declaration, and an ordinance rezoning the properties from BP-SP to CC-SP-SF. See City Council Resolution No. 11166, (2020 Series) and Ordinance No. 1690 (2020 Series). The commercial project on the northwest corner of Broad Street and Tank Farm Road, was introduced to the City Council at the hearing with the explanation that a separate application would be lodged, accordingly. This Architectural Development Review application is the follow up to that introduction. The proposed commercial project is consistent with the approved rezoning, Specific Plan amendments, and Tract Map (VTTM 3115) and within the development thresholds established by the adopted mitigated negative declaration. II. PPROJECT TEAM A. PProperty Owner NKT TFB 1, LLC c/o Nick Tompkins 684 Higuera Street, Suite B San Luis Obispo, CA 93401 (805)-541-9004 B. AApplicant’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. CCivil Engineer BETHEL ENGINEERING c/o Lori Speer, PE 2624 Airpark Drive Santa Maria, CA 93455 (805) 934-5767 lori@dbaengineers.com DD.. AArrcchhiitteecctt CCoommmmeerrcciiaall McKENTLY MALAK ARCHITECTS c/o Ken McKently, AIA 35 Hugus Alley Ste 200 Pasadena, CA 91103 (626) 583-8348 ken@mckently.com E. AArchitect IICCC STUDIO DESIGN GROUP c/o Brian Starr, AIA 762 Higuera Street #212 San Luis Obispo, CA 93401 (805) 541-3848 brian@sdgarchitects.com F. LLandscape Architect OASIS ASSOCIATES, INC. c/o Michael L. Cripe, ASLA 3427 Miguelito Court San Luis Obispo, CA 93401 (805) 541-4509 michael@oasisassoc.com G. BBiologist SAGE INSTITUTE, INC. c/o David K. Wolff 1320 Van Beurden, Ste 202-D4 Los Osos, CA 93402 (805) 434-2804 x 102 H. dwolff@sageii.com III. COMMERCIAL CENTER A. PProject Description The proposed commercial center occupies 5.28 acres1, located at the north west corner of Broad Street at Tank Farm Road. The approximately 61,745 square feet of commercial building area is comprised of the following. Table 1. Building Number, Square Footage & Description Building # Building SF Description 1 46,745 Integrated Cancer Care Center 2 5,000 Retail/Restaurant/Office 3 5,000 Retail/Restaurant/Office 4 5,000 Retail/Restaurant/Office B. SSite Plan Layout, Vehicular & Pedestrian Access Multiple points of access will serve the commercial center. These are consistent with the vesting tentative tract map and preliminary public improvement plans. These include access from Tank Farm Road via a north-south driveway shared with Westmont Living and a right-in/right-out driveway along the northern boundary which replaces the existing SESLOC driveway. This driveway also connects to the new access road approved with the tentative tract map. This road connects the Mindbody intersection to the intersection of Industrial Road and Broad Street. The site plan is configured with the buildings located along the street frontages and clustered at the corner to form a “street wall” with the parking located predominately behind the buildings. The proposed Integrated Cancer Care Center building is located in the northeast quadrant of the property with its entry/pick-up and drop off set on the building’s west side. The remaining buildings are held tight to the setback lines on the Broad Street and Tank Farm Road and are clustered at the corner. The building configurations create a variety of outdoor use areas and seating. 2 Pedestrian access from the public sidewalk is provided at numerous locations along the street frontages. At the “hard” corner of Tank Farm Road and Broad Street, a pedestrian access leads to a large exterior space and into the interior of the project. Pedestrian access from Broad Street is located to the south of the Cancer Care Center. Internal walkways, some with trellis 1 Lots 2 to 5 of Tract 3115. 2 The conceptual site plan depicts the parcel lines per the approved vesting tentative tract map 3115. features, link the commercial buildings and connect to Westmont Living and the SESLOC property. The requisite short- and long-term bicycle parking facilities are associated with each building, while electric vehicle charging stations are scattered throughout the parking field. Pursuant to the vesting tentative tract map conditions of approval, the project will accommodate a transit turnout on Broad Street just south of the project entry. Modern trash enclosures for solid waste, recyclables, green and food waste are strategically located. C. Architecture 1. IIntegrated Cancer Care Center The architecture for the Dignity Health Integrated Cancer Care Center (ICCC) is intended to express a clean, natural, and contemporary aesthetic that conveys "state-of-the-art” knowledge, equipment, treatment, and care to patients. Solid corner elements are punctuated with deep recessed glazed areas that add shadow while providing solar shading. Providing a direct connection to exterior views of the surrounding town and hills through floor-to-ceiling windows offers a tranquil and healing environment for patients and health-care providers. Large, cantilevered overhangs tilt up slightly to admit as much natural light as possible and include large view areas of sky while providing solar control. The corner of the proposed ICCC, viewed by drivers approaching from downtown, is a three-story glass facade that conveys “transparency" to the healing activities inside. The glass curtain wall is actually a unique “mosaic” using varying shades of glazing. The other building elevations include broad overhangs and solar screening that will provide a variety of shadow and depth in the building appearance. Subject to much more solar exposure, these other elevations include horizontal louvers offset from the glazing wall that filter the solar impact while still providing views of the hillsides. These louvers also add visual scale and texture to the facade. The large radiation vault on the southwest corner of the Cancer Center includes a green screen trellis that will make the entire radiation structure a living wall. 2. CCommercial Buildings The design of the three corner commercial buildings is proposed to incorporate a mix of uses including: medical office, personal services, retail shops and restaurants. The buildings are sited tight to the setbacks on the Broad Street and Tank Farm Road frontages and open up to frame a large dining terrace located at the corner of the site. The commercial buildings have been designed with architectural details and materials that reference the ICCC building and reinforce common thematic elements across the overall project design. The mix of solid massing and transparent sections of the elevations, metal parapet panels and horizontal cantilevered elements are designed to tie with the details of the ICCC. Building finishes and colors have also been selected to complement the ICCC materials palette. Horizontal eaves and trellises with tall sections of storefront infill and wrap corners; opening up to the interior spaces. The cantilevered canopies provide solar shading and cover, as well as bringing a more delicate level of detail and shadow to the elevations. Tenant signage is set apart from the building fascia and will be pin mounted on the horizontal canopies. On the southerly side of Building 3 the cantilevered canopy extends out to become a full trellis that pairs with a freestanding trellis on the opposite side of the terrace. It is envisioned that these trellises will be fitted with adjustable fabric panels that can be extended and contracted to allow seasonal shading control and all-weather use of the space. D. LLandscape 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 Attachment 2Item 2Packet Page 35
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CAPROJECT DESCRIPTIONA R C H I T E C T U R A L & D E V E L O P M E N TR E V I E W06 NOVEMBER 20203'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 to > 7-foot landscaped parkway. Between the new sidewalk and the proposed building is a landscaped area ranging in size from 16- to 33-feet in width. Trees and shrubs are selected to frame views, highlight building entries, complement building form and scale, and screen less interesting site features, such as trash enclosures and utilities. The pedestrian promenade and dining terrace will include enhanced pavement, as well as planter pots and seating groupings organized to allow a flexible mix of dining and gathering areas. 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 Model Water Efficient Landscape Ordinance (MWELO) and Water Efficient Landscape Standards by utilizing fully automatic “Smart” controllers, low-flow irrigation systems design which separates hydrozones and incorporates flow sensors and rain shutoff capabilities. Appropriate soil amendments, fertilizers, and mulch will be utilized to provide root zone health and to improve the water holding capacity of the soil. E. DDrainage As post-construction stormwater management is a key component of all projects, the proposed commercial center has been designed to manage stormwater runoff from the four (4) 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 gradients to direct stormwater 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 A) 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 comply 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 B) F. UUtilities The proposed commercial center, consisting of four (4) buildings, will have domestic water, recycled water, sewer, and fire services. See the Composite Utility Plan/ C-3, Bethel Engineering, for layout. Water and sewer line easement are identified consistent with the approved vesting tentative tract map 3115. The specific buildings and related services are noted below Table 2. Water Meter, Fire Service, & Sewer Service Building ## H20 Service & MMeetteerr SSiizzee Details 1 2-inch/2-inch Tie-in to the ex. 12-inch water main in Broad Street 2 1-inch/1-inch Tie-in to the ex. 12-inch water main in Broad Street 3 2-inch/(2) 1-inch Tie-in to the ex. 12-inch main in Tank Farm Road. (1) service line to be manifolded for (2) meters for (2) potential tenants. 4 1-inch/1-inch Tie-in to the ex. 12-inch main in Tank Farm Road. All Buildings 1-inch recycled Tie-in to the ex. main in Tank Farm Road to service all landscape irrigation requirements Building # Fire Service Details 1 & 2 6-inch w/DC BFP Tie-in to the ex. 12” water main in Broad Street and split service to each building 3 & 4 6-inch w/DC BFP Tie-in to the ex. 12” water main in Tank Farm Road and split to service each building In addition to the domestic water line services, the proposed development includes a consolidated sewer lateral, as noted below, with 4-inch laterals servicing each, as noted below. Building # Sewer Service Details 1 - 4 6-inch shared lateral Tie-in to the ex. 18-inch sewer main in Tank Farm Road and distribute to each building. NOTE: The utility plan includes an 8” sewer line to service SESLOC’s proposed future building. The sewer easement in favor of SESLOC was required by the vesting tentative tract map condition of approval #13, however the project applicant will construct the sewer lateral as part of this site development to avoid future site disruption when SESLOC develops. G. BBiological resources The site currently supports disturbed non-native annual grassland and ruderal habitats (i.e., previously disturbed). The site has been previously developed with buildings, etc., as recent as 2003, and dating back to 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. A demolition and tree removal permit have been submitted to demolish the existing vacant residence at 660 Tank Farm Road and remove the site trees as authorized with the approval of VTTM 3115. 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 long the northern property line. . 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 was provided for the environmental review completed with the Specific Plan Amendment and VTTM 3115 approvals. The assessment documented existing conditions and evaluated the potential for direct or indirect potentially significant impacts on biological or wetland resources or adverse effect on any rare, threatened, or endangered plant or wildlife species. The adopted MND includes biological and wetland mitigation measures applicable to the site development. The AASP acknowledges and supports the “re-use and regeneration of both the natural and built environments”. The tract improvements include the enhancement of the riparian corridor and replacement of a small wetland removed to enable the entry off Broad Street. Based on the existing conditions of the site and the mitigation measures of the adopted MND for the tract improvements, the proposed project would not result in any substantial adverse effects on biological, botanical, wetland, or riparian habitat resources. IIV. PROJECT PROCESSING & APPROVALS a. EEntitlements The proposed Commercial Center will undergo review as a Major Architectural Review. Since the project is over 10,000 SF this is development requires Planning Commission review and approval, with the Architectural Review Commission providing recommendations. The subject property has been a part of recent City action and approval as discussed below. The proposed project is consistent with these recent approvals and entitlements. The application also includes a Master Sign Program for the Commercial Center. (See Appendix C) b. EEnvironmental Determination From an historical perspective, 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 uses. The proposed project is consistent with the identified and intended project outlined in the LUCE EIR and was used to inform the subsequent environmental analysis. An initial study has been prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the potential environmental effects of the proposed project. A Mitigated Negative Declaration (MND) was prepared and approved by the City Council on September 15, 2020. Mitigation measures were established in the areas of Air Quality, Biological, Cultural Resources/Tribal Cultural Resources, Greenhouse Gas, Noise, and Transportation to reduce potential impacts to less than significant. The project’s compliance with mitigation measures and tract conditions of approval are addressed in Appendix D. CC. Airport Area Specific Plan (AASP) While the Land Use & Circulation Element (LUCE) update included the subject properties and the subsequent change in land use classification, these changes were recently codified via a General Plan Amendment and Council approval of an ordinance rezoning and amending the AASP designation from Business Park (BP) to Community Commercial with a special focus overlay (C-C-SP-SF). The Broad Street at Tank Farm Road Site is identified in the General Plan Land Use Element and Map as a Special Focus Area #123, and is further iterated by a zoning designation of Community Commercial with Special Focus Overlay (C-C-SF).4 Development of this site is consistent with the General Plan Land Use Element description – 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.” 5 The Special Focus area description was included into the AASP text amendment with development standards specific to the special focus area. The proposed commercial and medical development and uses are consistent with the intent of the Special Focus Area vision, amended AASP, underlying zoning. DD. AAASP Standards The City Council’s approval of the AASP amendment includes development standards (e.g., density, setbacks, building height, FAR, parking) applicable to the Special Focus Area, as provided in the following table. Where the AASP is silent on a specific development standard, the Zoning Regulations will apply. Table 3. Airport Area Specific Plan Development Standards Standard C--C--SP--SF Standard Project Compliance Maximum Density Per Airport Land Use Plan Minimum Yards (Setbacks) Building to Broad & Tank Farm street frontage Parking lots to Broad & Tank Farm street frontage Parking lots to interior property lines and adjacent parcels Building to interior property lines and adjacent parcels 15 feet 10 feet None None 9 9 N/A N/A Maximum Height 35 feet* * See Exceptions below Maximum coverage 75 percent 9 3 See Land Use Element Map (December 2014) http://www.slocity.org/home/showdocument?id=5857 4 See Zoning Map (January 2015) http://gis.slocity.org/Documents/ZoningMap2015.pdf 5 2014 General Plan Land Use Element- (8.13) Special Focus Area. Attachment 2Item 2Packet Page 36
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CAPROJECT DESCRIPTIONA R C H I T E C T U R A L & D E V E L O P M E N TR E V I E W06 NOVEMBER 20203'Maximum floor area ratio 2.0 9 Standard Lot Dimensions See VTTM 3115 9 Minimum Parking Requirements Bank and Credit Union Office Medical Office Retail Sales & Personal Service Restaurant Uses Not Listed Type of Parking: ADA, Clean Air, Motorcycle & Bike 1 space per 300 SF 1 space per 500 SF 1 space per 300 SF 1 space per 300 SF 1 space per 100 SF of total restaurant area (including any food preparation/ service area) See Zoning Regulations See Zoning Regulations See parking calculation below 1. Maximum Building Height The proposed project includes three commercial buildings with a height of 26-feet at the tallest parapet. The ICCC building has a roof height of 42-feet 6-inches, with non-occupied architectural features up to a height of 52-feet. This application includes a building height adjustment request to accommodate the 3-story building height based on the following considerations. The Special-Focus (S-F) overlay zone authorizes “special design implementation to enhance the use and conditions of these areas.” The proposed height allows for efficient use of the property while accommodating the specific requirements of the ICCC. The previous Business Park zoning designation allowed a building height of 45-feet with non-occupied features of up to 52-feet. These heights are also compatible with the surrounding context. The adjacent SESLOC building reaches a height of 52 feet, while the offices to the south of the property include 2- and 3-story buildings. The proposed building height is consistent with the surrounding development. A request for an aeronautical study has been submitted to the Federal Aviation Administration (FAA). When complete, the FAA’s determination will be provided to the Airport Land Use Commission and County liaison to confirm that the height is compatible with the Airport Land Use Plan. 2. Parking Calculations: Parking calculations are provided in the table below. The parking provided can accommodate up to 11,000 SF of restaurant use, however the calculation below is based upon an expected mix of uses for the three commercial buildings. The provided parking includes ADA/Accessible, EV ready, and EV capable spaces. Fourteen (14) motorcycle parking spaces are provided long with forty (40) short-term bike rack spaces and sixteen (16) long-term bike storage spaces. (See Sheet A012 for vehicle and bicycle parking configurations and related information). Table 4. Parking Required/Provided Use/ Requirement Parking Calculation (use by building) Parking Spaces Required Medical Office: 1/300 SF Bldg 1 (ICCC): 46,745 SF Bldg 2: 5,000 SF Bldg 4: 5,000 SF 155.8 16.6 50 Restaurant: 1/100 SF Bldg 3: 5,000 SF 50 Total Parking Required 273 Spaces Total Parking Provided 280 Spaces D. Community Design Guidelines – Previous ARC Comments The design team has familiarized themselves with the goals and objectives of the San Luis Obispo Community Design Guidelines (Guidelines). As history is a good teacher, in October 2018, the ARC initially reviewed a project that included a commercial component along with the Westmont Living project and made recommendations based upon the Guidelines. The commercial component of that proposed project included a grocery store and five (5) retail commercial buildings (which was not ultimate perused to approved entitlement) The applicant responded to those recommendations and revised the project design in December 2018, as noted below. Assuming that the ARC and PC may have similar comments on the subject project, the following outlines the initial recommendations specific to the commercial component and how these recommendations apply to the revised project description. This information should help to focus the ARC, while reviewing the project. Note that several of the ARC directional items were specific to either the commercial center or the Westmont Living component, however these references were not explicitly included in the meeting minutes. The applicable component is noted after the item to provide context. ŽŵƉŽŶĞŶƚ͗ Et = Commercial Center Etͬt> = Sitewide or Circulation ARC Direction Item 15 Oct 2018 Applicant’s Response 20 Dec 2018 Revised project 06 Nov 2020 1.View pedestrian and bicycle connections “holistically”, taking into consideration community connectivity. (NWC/WL) Additional pedestrian connections have been added to the site design, see response comments below for more details. While the number of buildings and their configurations have changed, the project maintains connectivity from both Broad Street and Tank Farm Road. It has been designed to provide well-defined pedestrian access internal to the commercial center and via connections to the Westmont Living site. A new decomposed granite pedestrian pathway is a component of the Orcutt Creek enhancements. Enhanced bikeways are proposed for both Broad Street and Tank Farm Road and represent bend outs, protected intersections, mountable truck aprons, etc. 2.Show bike parking and EV stations dispersed over sites. (NWC/WL) Bike parking is distributed throughout the site, near building entrances. EV stations are also located at various location in the parking areas and identified on A-010 and A1.1. Bicycle parking is provided at each building with a total of (58) short- and long-term spaces provided where (48) are required. EV spaces are located throughout the parking field and include (28) EV Ready stalls and (70) EV Capable stalls. 3.Add pedestrian walk along western wetland/creek edge. (NWC/WL) See SP-1 for proposed decomposed granite pathway along creek edge. Orcutt Creek enhancements includes a DG pathway along the top of bank. 4.Internal paseo or plaza. (NWC) See SP-1 for plaza areas associated with Buildings 3 & 4 and Buildings 5 & 6. Substantial plaza areas have been created at the ICCC building, between commercial Buildings 2 & 3, west of Building 3, and between Buildings 3 & 4 marking the entry corner of Broad Street and Tank Farm Road. 5.Include internal sidewalks-paths of travel from street frontages to Grocery. (NWC) Additional pedestrian connections have been added. (See SP-1) Trellises where appropriate and feasible have been added along the connection paths (See TR-01 for design detail.) Sidewalks along the Broad Street and Tank Farm Road frontages are connected to the project via clearly delineated sidewalks, through plaza areas, and trellised walkways between the commercial center and Westmont Living. 6.Distinguish pedestrian walkway materials from surroundings. (NWC/WL) Enhanced pavement has been added throughout the parking field and woonerf, as wayfinding pedestrian paths. Enhanced pavement is included internal to the commercial center on all pedestrian access ways. 7.Include/add sidewalk along woonerf street – address conflict between truck loading and peds. (NWC/WL) A function of the woonerf design is to “share the road” and blur the hard delineations between various transportation modes. The delineated pedestrian crossings to the north and south of Building 1 provide access to the westerly sidewalk and the option of sidewalk travel for pedestrians. The woonerf design, separating the commercial center and Westmont Living, continues to be a design component of the project. The noted conflict no longer exists with removal of the grocery tenant. 8.Make sidewalk along Tank Farm Rd more pedestrian friendly (curvilinear, vertical elev). (NWC/WL) The 6 foot sidewalk along Tank Farm Road includes a 5 foot landscaped parkway, combined with the 15 (or more) feet of landscaped area on the project, the pedestrians will enjoy a “universal design” sidewalk with dappled sunlight thanks to street trees on both sides. The sidewalk is also buffered from the road and consistent the City’s and Airport Area Specific Plan’s design standards. See Sidewalk Section on SP-1. The configuration of both Broad Street and Tank Farm Road have been modified to include considerations for pedestrians and bicyclists. Direction for the design of both rights-of-way has been a collaborative process with the project design team and Public Works Transportation Manager. 9. Increase setbacks along Tank Farm Rd. (NWC) Setbacks are consistent with the Airport Area Specific standards which are 15-feet greater than that required by the underlaying zoning. Building setbacks reflect the AASP minimum 15-foot from both Tank Farm Road & Broad Street. 10. More variety in street trees along frontage. (NWC/WL) Street tree variety will continue to be consistent with City street tree standards Street tree varieties are consistent with the City’s street tree list and standards. 11. Consider use of canopies/arcades to tie buildings together. (NWC) The shopping center buildings are designed with entry awnings with a consistent design aesthetic. Trellised sections of walkways provide connection between the buildings. Outdoor patio spaces have remained open for flexibility of use and configuration by tenants. The architectural style of the commercial center buildings has changed to a more contemporary look. The four (4) buildings have been designed to create a visual and functional relationship with each other, thus creating opportunities for plazas and pedestrian areas. The design is further enhanced with pedestrian links between buildings, trellised sections of the walkways within the parking field, enhanced pavement treatments, and appropriate landscaping. 12. Address “billboard” architecture by revisiting bldg. elevations and signage. (NWC) Building faces no longer have any “billboard” function as all tenant signage is proposed as ledge signs on the metal canopies. The building elevations and vertical articulation are maintained to provide visual interest, highlight building entry points, and design character. The complete architectural redesign of the commercial center buildings eliminates any concern for “billboard” architecture. Signage, detailed in the project’s Sign Program, consists of monument, ledge, and wall mounted alternatives. 13. Define true sign program based on available sign areas. (NWC/WL) The project’s ledge signs for tenants complies with the City-wide sign regulations. The other monument signs (one for Westmont Living and one for the Shopping Center were included in the ARC reviewed designs. Please see the attached Sign Program. 14. Review setbacks of upper floors per Guidelines (over 14’ – step back upper floor). (NWC) Our understanding is that this comment was made in reference to Building 1 (anchor/grocer) of the shopping center. The section of the guidelines is provided here for reference: Community Design Guideline 3.2.D.4 ³9HUWLFDOZDOODUWLFXODWLRQ7KHKHLJKWof building walls facing streets or on-Based upon the change in architectural style, this comment no longer applies, while the Community Design Guidelines remain relevant. The ICCC building includes a generous 30-foot setback from Broad Street, where a 15-foot Attachment 2Item 2Packet Page 37
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CAPROJECT DESCRIPTIONA R C H I T E C T U R A L & D E V E L O P M E N TR E V I E W06 NOVEMBER 20203'site pedestrian areas should be varied so that the vertical mass is divided into distinct, human-scaled elements. See Figure 3-16. a. Except on a pedestrian-oriented public street where buildings are at the back of the sidewalk, structures over 20 feet in height (typical for structures of two stories or more) should step-back the building mass at least five feet for the portions of the structure above 14 feet (or the height where an actual second story begins) to provide visual YDULDWLRQ´ Building 1 is a single-story structure with a roof height of ±19 feet in height. This building does not have a second story to accommodate a setback. The parapet and roof heights range from 22 to 34 feet. This style and design are consistent, appropriate, and typical for a well-designed and articulated retail anchor building. setback is normally required. Furthermore, the Broad Street elevation provides other vertical wall articulation using a variety of complimentary finish materials and a unique “mosaic” of glazing colors. 15. The “angled” building at the corner v. keeping with the straight street edges. (NWC) Community Design Guideline &E ³%XLOGLQJVPD\EHDQJOHGWRcreate interesting juxtapositions if there is a clear and desirable design JRDOWREHDFKLHYHG´ The angle of the corner building responds to a number of site design factors. The building responds to an existing easement on the corner while providing the greatest extent of street presence possible as an anchor of the corner. The soft angle of the building orientation does not appear catawampus in street view, yet the angle helps activate the street corner by providing direct pedestrian access into the center with street view of patio areas and connections to other buildings. The commercials buildings located at the corner of Broad Street and Tank Farm Road are now configured to be parallel to both street frontages. Their locations have created a substantial plaza feature at the corner with a plaza area also located between buildings 2 and 3. Ample pedestrian access from the street frontages is provided. The ICCC building, while required to be setback farther than the other commercial buildings, also runs parallel to Broad Street with pedestrian access provided on both the north and south sides of the building. 16. Toning down and simplifying the architecture, particularly the smaller buildings. (NWC) Building architecture has been maintained to provide vertical and horizontal articulation and human-scale detailing. The center’s overall design aesthetic provides a sense of consistency but with individual designs for each building. With the change in architectural style for all four (4) buildings, this comment is no longer applicable. E. Mapping As noted above, vesting tentative tract map 3115 has been approved by the City Council. The proposed project plans reflect the approved parcel configuration. The proposed project is consistent and compatible with the approved frontage improvements including sideways, driveway entries, creek setbacks & exceptions and internal circulation connections to the new Mindbody- Industrial road. Having been approved, review of these elements is not the focus of this development review submittal. NWC II Commercial Project 3895 Broad Street, San Luis Obpiso 06 November 2020 APPENDICES (bound & under separate cover) Appendix A Stormwater Control Plan Bethel Engineering, 06 November 2020 Appendix B Flood Control Drainage Study Bethel Engineering, 06 November 2020 Appendix C Master Sign Program McKently Malak Architects, 06 November 2020 Appendix D Mitigation Measures/Conditions of Approval Table Oasis Associates, Inc., 06 November 2020 Appendix E Preliminary Title Report Fidelity National Title Company, 08 October 2020 Appendix F Vesting Tentative Tract Map 3115 – as approved Bethel Engineering, 18 January 2020 Attachment 2Item 2Packet Page 38
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CAPROJECT DESCRIPTIONA R C H I T E C T U R A L & D E V E L O P M E N TR E V I E W06 NOVEMBER 20203' December 14, 2020 Ms. Carol Florence Oasis and Associates 3427 Miguelito Court San Luis Obispo, CA 93401 Re: NWC II Tank Farm & Broad St. San Luis Garbage Co. has reviewed and approved Site Plan SP-30 and TR-01 dated 3/20/2018 for commercial solid waste collection services. All bin enclosures must meet the building standards established by the City of San Luis Obispo. The gates for the enclosures must open outward and there must be cane bolts added to the doors to keep the doors from swinging when open. Holes must be drilled into the concrete for the cane bolts to drop in. The truck access point and path of travel must be designed in a manner that will accommodate the solid waste collection vehicles. San Luis Garbage Co. reserves the right to require a wavier, release and hold harmless for any damages that may occur during normal collections activities. If you have any questions or need any additional information please do not hesitate to contact me. Peter Cron San Luis Garbage Co. 805.550.4089 Type of ProjectRecycled WaterETo of City from MWELO data43.80ETo (inches/year) Overhead Landscape Area (ft2)Enter value under SLADrip Landscape Area (ft2)Recycled Water is classified as SLA50283SLA (ft2)Total Landscape Area50,283ft2Results:(ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA] 1,365,485Gallons per year1,825HCF (Hundred Cubic Feet) per year4.19Acre-feet per yearSan Luis ObispoTan Cells Show Results Enter Value in Blue CellsMaximum Applied Water Allowance Calculations" '!%# %
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Dustin LaneDigitally signed by Dustin LaneDN: C=US, E=dustinl@bmaslo.com, O="BMA Mechanical+", OU=Energy, CN=Dustin LaneReason: I am approving this documentDate: 2020.12.14 15:47:27-08'00'REVISED 18 DECEMBER 2020Attachment 2Item 2Packet Page 39
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3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56COLOR RENDERINGRE-03VIEW FROM BROAD STREET LOOKING SOUTHWESTKEYPLANVIEWAttachment 2Item 2Packet Page 42
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56SITE PLANSP-30BIKE RACKSREVISION04.25.201807.02.2018BIKE RACKS12.11.2018Attachment 2Item 2Packet Page 43
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ELECTRIC VEHICLE& BICYCLE EXHIBITA-012BIKE RACKSREVISION04.25.201807.02.2018BIKE RACKS12.11.2018Attachment 2Item 2Packet Page 44
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ENLARGED PLAZA PLANSA-013BIKE RACKSREVISION04.25.201807.02.2018BIKE RACKS12.11.2018FREE STANDING TRELLIS @ CORNER PLAZASCALE: 3/16” = 1’-0”4Attachment 2Item 2Packet Page 45
CITY SPECIFICATION NO.11/6/20DATE:PROJECT TITLE:PRELIMINARY GRADING PLANSHEET TITLE:C-1SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=30'PLAN FILE NO. / LOCATIONAttachment 2Item 2Packet Page 46
C-2CITY SPECIFICATION NO.11/6/20DATE:PROJECT TITLE:PRELIMINARY GRADING PLAN/ SECTIONS AND DETAILSSHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:PLAN FILE NO. / LOCATIONAttachment 2Item 2Packet Page 47
C-3CITY SPECIFICATION NO.11/6/20DATE:PROJECT TITLE:PRELIMINARY COMPOSITE UTILITY PLANSHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=30'PLAN FILE NO. / LOCATIONAttachment 2Item 2Packet Page 48
NWC TANK FARM ROAD & BROAD STREETCITY OF SAN LUIS OBISPO, CANKT TFB I, LLCCONCEPTUAL LANDSCAPE PLAN11/6/20Revised 12/18/20L-101BLDG. 4APPROVED WESTMONT SENIOR LIVING CENTEREXISTING SESLOC FEDERAL CREDIT UNIONBLDG. 3BLDG. 2BROAD STREETTANK FARM RD. BLDG. 1CANCER CARE CENTER153777121232168111211128826151021910106996151815171715112441920202019191210PRELIMINARY PLANT LISTCITY-APPROVED STREET TREES LOPHOSTEMON CONFERTUS / BRISBANE BOX 24” BOX L EVERGREEN. VERTICAL FORMPLATANUS X ACERIFOLIA ‘BLOODGOOD’ / LONDON PLANE 15 GAL M DECIDUOUS. LARGE CANOPYPISTACIA CHINENSIS / CHINESE PISTACHE 15 GAL L DECIDUOUS. ROUND FORM. PARKING LOT TREESKOELREUTERIA PANICULATA / GOLDENRAIN TREE 15 GAL M DECIDUOUS. FLOWERING. PISTACIA CHINENSIS / CHINESE PISTACHE 15 GAL L DECIDUOUS. ROUND FORM. MAGNOLIA GRANDIFLORA / SOUTHERN MAGNOLIA 24” BOX M EVERGREEN. ROUND FORM.ULMUS PARVIFLORA ‘DRAKE’ / EVERGREEN ELM 15 GAL M SEMI-EVERGREEN. LARGE CANOPY PEDESTRIAN PLAZA TREESARBUTUS ‘MARINA’ / MARINA STRAWBERRY TREE 24” BOX L EVERGREEN. REDDISH BARK ACER PALMATUM / JAPANESE MAPLE 24” BOX M DECIDUOUS. PATIO TREE LAGERSTROEMIA INDICA / CRAPE MYRTLE 24” BOX L DECIDUOUS. FLOWERING PYRUS CALLERYANA ‘REDSPIRE’ / ORNAMENTAL PEAR 24” BOX M DECIDUOUS. FLOWERING MEDIUM SHRUBSLEUCADENDRON ‘SAFARI SUNSET’ / CONEBUSH 5 GAL L FLOWERING LOROPETALUM RUBRUM ‘HINES PURPLE LEAF’ / FRINGE FLOWER 5 GAL L BURGUNDY FOLIAGEOLEA ‘LITTLE JOHN’ / DWARF OLIVE 5 GAL L ROUND FORMPITTOSPORUM TENUIFOLIUM ‘SILVER SHEEN’ / KOHUHU 5 GAL M UPRIGHT GROWTHTEUCRIUM FRUTICANS /BUSH GERMANDER 5 GAL L GREY FOLIAGE SMALL SHRUBS CISTUS ‘SUNSET’ / MAGENTA ROCKROSE 5 GAL L FLOWERINGNANDINA DOMESTICA / HEAVENLY BAMBOO 5 GAL L REDDISH NEW GROWTH CORDYLINE ‘TORBAY DAZZLER’ / GRASS PALM 5 GAL L ACCENT DIANELLA TASMANICA ‘VARIEGATA’ / VARIEGATED FLAX LILY 5 GAL M SHADE TOLERANTWESTRINGIA FRUT. ‘MORNING LIGHT’ / VARIEGATED ROSEMARY 5 GAL L ROUND FORMORNAMENTAL GRASSES CALAMAGROSTIS × ACUT. ‘KARL FOERSTER’ / REED GRASS 5 GAL M TAN STALKSLOMANDRA LONGIFOLIA ‘BREEZE’ / BREEZE MAT RUSH 1 GAL L GREEN FOLIAGE PERENNIALS ANIGOZANTHOS SPS. / KANGAROO PAW 5 GAL L FLOWERINGLAVANDULA SPS. / LAVENDER 1 GAL L PURPLE FLOWERS. LOW WATER-USE KNIPHOFIA UVARIA / RED HOT POKER 5 GAL L FLOWERINGPHORMIUM VARIETIES / NEW ZEALAND FLAX 5 GAL L STRAP-SHAPED LEAVESROSA ‘FLOWER CARPET’ / FLOWER CARPET ROSE 5 GAL M FLOWERINGGROUNDCOVERCOPROSMA KIRKII / KIRK’S COPROSMA 1 GAL L ROSMARINUS OFFICINALIS ‘PROSTRATA’ / TRAILING ROSEMARY 1 GAL L SOLLYA HETEROPHYLLA / AUSTRALIAN BLUEBELLS 1 GAL L TRACHELOSPERMUM JASMINOIDES / STAR JASMINE 1 GAL M *WUCOLS (WATER USE CLASSIFICATIONS OF LANDSCAPE SPECIES) IS A GUIDE TO HELP IDENTIFY IRRIGATION WATER NEEDS OF PLANT SPECIES. DEVELOPED BY THE UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, CALIFORNIA DEPARTMENT OF WATER RESOURCES, 2000. SIZE WUCOLS* NOTES ABCDEFGHIJKLMNOPQRSTUVWXYABCEGFDHCONCEPT NOTESTHE CONCEPTUAL LANDSCAPE PLAN, CONCURRENT WITH THE PLANTING AND IRRIGATION CONSTRUCTION DOCUMENTS, PLAN INSTALLATION, RELATED SPECIFICATIONS AND NOTES, QUALIFIES THIS PROJECT AS ONE WHICH EMBRACES THE FOLLOWING CURRENT WATER CONSERVATION TECHNOLOGY AND METHODOLOGIES.PLANT MATERIAL WAS CHOSEN FOR ITS COMPATABILITY WITH THE MACRO/MICROCLIMATIC CONDITIONS OF THE REGION AND SITE; TOLERANCE OF WIND; TOLERANCE OF DROUGHT CONDITIONS; LONGEVITY; SCREENING CAPABILITIES; AND OVERALL ATTRACTIVENESS.IRRIGATION SYSTEM SHALL BE DESIGNED FOR MAXIMUM WATER EFFICIENCY AND SHALL INCLUDE AN AUTOMATIC CONTROLLER, BACKFLOW PREVENTION DEVICE, AND LOW-GALLONAGE HEADS FOR TURF AND LARGE GROUND COVER AREAS. A DRIP-TYPE SYSTEM SHALL BE USED WHERE APPROPRIATE. TREES SHALL BE IRRIGATED ON SEPARATE BUBBLER SYSTEMS.PLANT MATERIAL QUANTITIES, NARRATIVE SPECIFICATIONS, SITE DETAILS, AND MATERIAL DEFINITIONS WILL BE DETERMINED AND NOTED ON THE CONSTRUCTION DRAWINGS. SCALE: 1”=30’KEYNOTE LEGEND1 DECORATIVE VEHICULAR PAVING AT BUILDING DROP-OFF2 DECORATIVE PEDESTRIAN HARDSCAPE3 PEDESTRIAN SPINE CONNECTION THROUGH PARKING LOT 4 ARBOR WITH VINES, TYP.5 PRIVATE ENCLOSED HEALING GARDEN6 VINES ATTATCHED TO TRASH ENCLOSURE WALL 7 CANOPY SHADE TREES IN PARKING LOT 8 CITY-APPROVED STREET TREES9 BIKE LOCKER(S)10 RELOCATED BIKE RACK(S) WITH PROTECTIVE CANOPY, WHERE NEEEDED11 MONUMENT SIGN 12 LOW-HEIGHT PERENNIALS AND GRASSES 13 BENCH WITH BACK14 LANDSCAPE POT(S) WITH COLORFUL PLANTINGS15 AT-GRADE PLANTER WITH SPECIMEN CANOPY TREE16 SEATING PATIO WITH TABLES AND BENCHES17 SEATING PLAZA WITH TABLES, BENCHES & LANDSCAPE POTS18 PERGOLA WITH RETRACTABLE SHADE CLOTH19 5’ SQ. PARKING LOT PLANTER WITH CANOPY SHADE TREE20 PEDESTRIAN CROSSWALK WITH ENHANCED PAVING21 PLANT SCREENING OF TRANSFORMER AND BACKFLOW22 RAISED PLANTER WITH PUBLIC ART (T.B.D.) #EXTERIOR LIVING SPACE FEATURESGROUNDCOVERCOPROSMA KIRKII / KIRK’S COPROSMA A1 GAL L ROSMARINUS OFFICINALIS ‘PROSTRATA’ / TRAILING ROSEMARY1 GAL L SOLLYA HETEROPHYLLA / AUSTRALIAN BLUEBELLS 1 GAL L TRACHELOSPERMUM JASMINOIDES / STAR JASMINE 1 GAL M *WUCOLS (WATER USE CLASSIFICATIONS OF LANDSCAPE SPECIES) IS A GUIDE TO HELP IDENTIFY IRRIGATION WATER NEEDS OF PPLUNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, CALIFORNIA DEPARTMENT OF WATER RESOURCES, 2000. WXYIKLJMPNOQSRWTUVYX22Attachment 2Item 2Packet Page 49
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-0GENERALINFOBUILDING DATA: THE PROJECT CONSISTS OF A 46,785 SF MEDICAL SHELL BUILDING INCLUDING 2,925 SF RADIOLOGY TREATMENT VAULT TO BE INCLUDED IN FUTURE TENANT IMPROVEMENT PLANS.OCCUPANCY: B & I-2.1BUILDING TYPE: II-BBUILDING SETBACKS: FRONT (16 FT MIN REQ.) = 47'-3" (FROM BROAD ST. CURB)BUILDING HEIGHT: ROOF +42'-6" A.F.F.HVAC SCREEN/MANSARD RIDGE: +47'-6" A.F.F.STAIR/ELEVATOR VOLUMES: +52'-0" A.F.F.BUILDING AREA: 1ST FLOOR 17,565 SF(VAULT 2,925 SF) 2ND FLOOR 14,770 SF 3RD FLOOR 14,450 SF TOTAL 46,785 SFFIRE SPRINKLERS: YESAttachment 2Item 2Packet Page 50
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-11ST FLOORPLANA-9AA-5A-5A-6A-6BA-9RADIATION VAULTS65' x 45'1ST FLOOR17,565 SF0.00'ELECTRICAL/MPOEENTRYVESTIBULESHELL SPACESCALE: 1/16" = 1'-0"01632Attachment 2Item 2Packet Page 51
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-22ND FLOORPLAN2ND FLOOR14,770 SF14.5'VAULT ROOFBELOWSHELL SPACEA-6A-5A-5A-6A-9ABA-9SCALE: 1/16" = 1'-0"01632Attachment 2Item 2Packet Page 52
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-33RD FLOORPLAN3RD FLOOR14,450 SF29.0'SHELL SPACEA-5A-5A-6A-6A-9ABA-9SCALE: 1/16" = 1'-0"01632Attachment 2Item 2Packet Page 53
SCALE: 1/16" = 1'-0"Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-4ROOF PLAN01632ROOF42.5'MECHMECHFUTURE SOLARFUTURE SOLARFUTURE SOLARMECHMECHA-5A-5A-6A-6A-9ABA-9BA-9Attachment 2Item 2Packet Page 54
+42'-6" ROOF DECK+29'-0" 3RD FL.+14'-6" 2ND FL.+0'-0" 1ST FL.HORIZONTAL BOX RIB PARAPETTAPERED STEEL CANOPY3" x 8" PAINTED METAL LOUVERSEXTERIOR PLASTER3/4" x 3/4" REVEALEXPANSION JOINTS TYP."GREEN SCREEN" MESH AT RADIATION VAULT. REFER TO LANDSCAPE PLAN.9'-4"13'-6"14'-6"14'-6"+51'-10" TOP OF PARAPET+42'-6" ROOF DECK+29'-0" 3RD FL.+14'-6" 2ND FL.+0'-0" 1ST FL.9'-4"13'-6"14'-6"14'-6"+51'-10" TOP OF PARAPETIntegrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-5ELEVATIONSWEST ELEVATIONNORTH ELEVATIONSCALE: 1/16" = 1'-0"01632Attachment 2Item 2Packet Page 55
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-6ELEVATIONS+42'-6" ROOF DECK+29'-0" 3RD FL.+14'-6" 2ND FL.+0'-0" 1ST FL.NICHIHA FIBER CEMENT WOOD SERIES "CEDAR"9'-4"13'-6"14'-6"14'-6"+51'-10" TOP OF PARAPETMOSAIC GLASS CURTAIN WALL, REFER TO SHEET A-15 FOR SPECIFICATIONSSOUTH ELEVATIONEAST ELEVATION (FACING BROAD STREET)9'-4"13'-6"14'-6"14'-6"+42'-6" ROOF DECK+29'-0" 3RD FL.+14'-6" 2ND FL.+0'-0" 1ST FL.+51'-10" TOP OF PARAPETDASHED LINE INDICATES +6'-0" HIGH MASONRY WALL WITH PLASTER FINISH @ SECRET GARDENSCALE: 1/16" = 1'-0"01632Attachment 2Item 2Packet Page 56
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-7PERSPECTIVEVIEWVIEW FROM BROAD STREET FACING SOUTHAttachment 2Item 2Packet Page 57
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-8PERSPECTIVEVIEWVIEW FROM BROAD STREET FACING NORTHAttachment 2Item 2Packet Page 58
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-9PERSPECTIVEVIEWVIEW FROM ENTRY DRIVEWAY/PLAZAAttachment 2Item 2Packet Page 59
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-10SECTIONSFLOOR 1+0.0"FLOOR 2+14'-6"FLOOR 3+29'-0"ROOF+42'6"13'-6"14'-6"14'-6"MAX HEIGHT+52'-0"52'-0"ENTRYHVAC EQUIPMENT TYP.01632SECTION BFLOOR 1+0.0"FLOOR 2+14'-6"FLOOR 3+29'-0"ROOF+42'6"13'-6"14'-6"14'-6"MAX HEIGHT+52'-0"52'-0"RADIATION VAULTSHVAC EQUIPMENT TYP.01632SECTION ASCALE: 1/16" = 1'-0"Attachment 2Item 2Packet Page 60
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-11DETAILSBRONZE COLORED ROOF OVER NICHIHA FIBER CEMENT WOOD SERIES "CEDAR"TAPERED STEEL CANOPY3" X 8" PAINTED METAL LOUVERSBOX-RIB MECHANICAL SCREENSEGMENTED ALUCABOND FASCIA & SOFFIT3/4" X 3/4" ALUMINUM REVEALMULTI-TINT "MOSAIC" GLAZING"OPEN" METAL CORNER STOREFRONT GLAZING WITH SEGMENTED RETURNAttachment 2Item 2Packet Page 61
27'-9 1/2"23'-10 3/4"45'-1"41'-1"--Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-12SIGNAGEWEST ELEVATIONNORTH ELEVATION4'-0"21'-11"4'-0"21'-11"Individual Reverse Channel Letters - 1/8"=1'-0"Quantity: (1) setInternally "Halo" illuminated with white LED lamping,Tag line is non-illuminatedSize: 86.76 S.F.Individual Reverse Channel Letters - 1/8"=1'-0"Quantity: (1) setInternally "Halo" illuminated with white LED lamping,Tag line is non-illuminatedSize: 86.76 S.F.Attachment 2Item 2Packet Page 62
Integrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-13SIGNAGE46'-11 1/2"42'-11 1/4"EAST ELEVATION (FACING BROAD STREET)4'-0"21'-11"Individual Reverse Channel Letters - 1/8"=1'-0"Quantity: (1) setInternally "Halo" illuminated with white LED lamping,Tag line is non-illuminatedSize: 86.76 S.F.3'-4"10'-0"1'-2"2'-6"4'-0" +10'-0" +8'-3" +1'-4 1/4"METAL SIDINGCOLOR: GRAPHITEBY: PAC-CLAD PETERSENFRONT ELEVATIONSIDE ELEVATIONSHEET METALTO MATCH COLOR: DE6366 SILVER SPOONBY: DUNN EDWARDSSMOOTH PLASTER FINISHPAINT: DET482 ALAMEDA OCHREBY: DUNN EDWARDSALUMINUM PANEL, WITHBACK LIT PUSH THRU LETTERS.SIGNAGE CABINETCONCRETE BASESTREET SIDEMONUMENT SIGNDIGNITY HEALTH MATERIAL SPECIFICATIONS:NOTE: NOT ALL SPECIFICATIONS MAY BE USEDPAINT:ORANGE - SHERWIN WILLIAMS LV3-5061193 OR APPROVED EQ.ANODIC BLACK - MATTHEWS MP41-335GRAY - MATTHEWS MP13915 SATIN FINISH.RED - MATCH PMS 485 PAINTVINYLS OPAQUE:ORANGE - 3M VT 15590 OVER 3M 7725-10 WHITE.DARK GRAY - AVERY UC-900-855-0WHITE - 3M 7725-10WHITE REFLECTIVE - 3M 680-10BLACK REFLECTIVE - 3M 680-85RED - 3M 7725-13 TOMATO REDVINYLS TRANSLUCENT:ORANGE - 3M VT 15590DUAL COLOR GRAY - 3M 3635-210 SILKSCREEN TO MATCH PMS 425RED - 3M 3632-43-LT. TOMATO REDWHITE - 3M 3632-20DIFFUSER - 3M 3635-70DIGNITY HEALTH NOTES:NOTE: NOT ALL NOTES MAY BE USED1. SYMBOL FACE TO BE .125" ALUMINUM PAINT FINISH EXTERIOR SURFACE ORANGE. SATIN FINISH. PAINT FINISH INTERIOR SURFACES WITH LIGHT ENHANCEMENT PAINT. USE ARTWORK PROVIDED BY DESIGNER.2. LETTER FACE TO BE .125" ALUMINUM PAINT FINISH EXTERIOR GRAY. SATIN FINISH. PAINT FINISH INTERIOR SURFACES WITH LIGHT ENHANCEMENT PAINT. USE ARTWORK PROVIDED BY DESIGNER.3. SYMBOL RETURNS TO BE .090" ALUMINUM. PAINT FINISH EXTERIOR SURFACES GRAY. SATIN FINISH. PAINT FINISH INTERIOR SURFACES WITH LIGHT ENHANCEMENT PAINT. USE ARTWORK PROVIDED BY DESIGNER.4. PAINT NECK OF "1" TO MATCH BUILDING COLOR.DIGNITY HEALTH SIGNAGE GENERAL NOTES:A. ALL PAINTS TO BE TWO-PART POLYURETHANE BY MATTHEWS. SEMI-GLASS FINISH UNLESS OTHERWISE NOTEDB. ALL FILM TO BE AVERY AND 3M UNLESS OTHERWISE STATED.C. ALL STEEL COMPONENTS TO BE PRIMED WITH ZINC INHIBITOR (DEVCON-Z OR APPROVED EQUAL).D. ALL STRUCTURAL COMPONENTS TO BE SIZED BY A LICENSED STRUCTURAL ENGINEER TO MEET OR EXCEED ALL LOCAL, STATE, AND NATIONAL CODES.E. ALL ELECTRICAL WORK TO MEET OR EXCEED U.L. REQUIREMENTS.F. ALL EXPOSED FASTENERS TO BE PAINTED TO MATCH CABINET.G. ELECTRICAL LEADS FROM THE BACK OF ILLUMINATED LETTERS TO BE A MINIMUM OF 6'-0" LONG AS MEASURED FROM THE BACK OF THE LETTER.Attachment 2Item 2Packet Page 63
Dignity Health Cancer Care Center Exterior Colors October 13, 2020 A.SW #7546 “Prarie Grass”Flat Exterior Finish Main Plaster BodyB.SW #0024 “Curio Gray”Flat Exterior FinishPlaster AccentC.SW #7710 “Brandywine”Semi-Gloss Exterior FinishStructural Steel SupportsF.“Clear Aluminum”Anodized FinishEast Elevation Glazing System andAlucobond “Facademaker” PanelsG.Nichiha Fiber Cement Wood Series “Cedar”Vintagewood Rough Sawn SidingAngled Canopy Eaves and East Elevation ElementD.SW #7019“Gauntlet Gray”Semi-Gloss Exterior FinishMetal Parapet & FaciasH.Vitro Architectural GlassPacifica, Solarblue, Azuria, Optigray, SolargrayMozaic Glass Curtain Wall SDG-2001Tank Farm Road and Broad Street, San Luis Obispo, CAPacifica SolarblueAzuria OptigraySolargrayE.“Dark Bronze”Anodized FinishWindow Frames, Louvers & FaciasIntegrated Cancer Care CenterTank Farm Road & Broad Street Nov 3, 2020SLO Cancer Care Center v10.vwxA-14COLORBOARDAABCGDEGHFDCGAAEAttachment 2Item 2Packet Page 64
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56FLOOR PLANA-102BUILDING-2BIKE RACKS12.11.2018Attachment 2Item 2Packet Page 65
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56A-132ROOF PLANBUILDING-2NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 2Item 2Packet Page 66
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ELEVATIONSA-202BUILDING-2Attachment 2Item 2Packet Page 67
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56WALL SECTIONSA-302BUILDING-2WEST ELEVATIONEAST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONABCDAttachment 2Item 2Packet Page 68
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56FLOOR PLANA-103BUILDING-3BIKE RACKS12.11.2018Attachment 2Item 2Packet Page 69
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56A-133ROOF PLANBUILDING-3NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 2Item 2Packet Page 70
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ELEVATIONSA-203BUILDING-3Attachment 2Item 2Packet Page 71
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56WALL SECTIONSA-303BUILDING-3WEST ELEVATIONNORTH ELEVATIONSOUTH ELEVATIONEAST ELEVATIONABCDAttachment 2Item 2Packet Page 72
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56FLOOR PLANA-104BUILDING-4Attachment 2Item 2Packet Page 73
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ROOF PLANA-134BUILDING-4NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 2Item 2Packet Page 74
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56ELEVATIONSA-204BUILDING-4Attachment 2Item 2Packet Page 75
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56WALL SECTIONSA-304BUILDING-4EAST ELEVATIONNORTH ELEVATIONWEST ELEVATIONSIM.SOUTH ELEVATIONAABCDAttachment 2Item 2Packet Page 76
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56TRASH ENCLOSURE & MONUMENT SIGNTR-01TRELLIS ELEVATIONSSCALE: N.T.S.8MONUMENT SIGNSCALE: N.T.S.7Attachment 2Item 2Packet Page 77
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT TFB I, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALRE-DESIGN REVISIONDescription03.20.201811.14.201811.06.2020Date56COLOR MATERIAL BOARDCM-01BIKE RACKS04.25.2018BPAINT: DEC 759 HICKORYBY: DUNN EDWARDSGPAINT: DEC 745 CHAPARRALBY: DUNN EDWARDSMPAINT: DE6366 SILVER SPOONBY: DUNN EDWARDSCPAINT: DET 482 ALAMEDA OCHREBY: DUNN EDWARDSHPAINT: DEC 746 APACHE TANBY: DUNN EDWARDSDPAINT: DE 773 HEATHERBY: DUNN EDWARDSJPAINT: DET 507 GOTHIC REVIVAL GREENBY: DUNN EDWARDSEPAINT: DEC 795 GRAY PEARLBY: DUNN EDWARDSKPAINT: DEC 6376 LOOKING GLASSBY: DUNN EDWARDSFPAINT: DET 542 TRANQUIL SEASHOREBY: DUNN EDWARDSLPAINT: SW 7710 BRANDY WINEBY: SHERWIN WILLIAMS3STORE FRONTBY: ARCADIACOLOR:DARK BRONZE5STUCCO FINISHBY: HIGHLAND STUCCOFINISH: SMOOTH STEEL TROWEL PAINT: BY DUNN EDWARDS7GREEN SCREENBY: GREENSCREEN LANDSCAPEMODEL: MODULAR PANELSCOLOR: MATTE TEXTURE GREEN8WALL SCONCEBY: LUMINISCOLOR: GUN METALMODEL: SYRIOS -SY600LED 6” DOWN LIGHT9WALL SCONCE SERVICE DOORBY: BEGACOLOR: GUN METALMODEL: 33 224 WALL LUMINAIRE11PEDESTRIAN LIGHTSBY: LUMINISMODEL: ECLIPSE MAXI LED, EC871COLOR: GUN METALPOLE: PAA 412APAINT: DEC 757 RINCON COVEBY: DUNN EDWARDS6METAL TRELLIS FRAME /METAL TRELLIS IN FILLBY: GENERAL CONTRACTORFINISH: PAINTED STEEL TUBECOLOR: SW7710 BRANDY WINEBY: DUNN EDWARDS10TRELLIS LIGHTSBY: LIGHTWAYMODEL: PDSW-5 LEDCOLOR: SATIN BLACK12SLIDE ON WIRE CANOPYBY: ACADEMYMODEL: SLIDE ON WIRE CANOPYCOLOR: WHITE 1METAL SIDINGBY: PAC-CLAD PETERSENMODEL:HWP 12 PRECISION WALL PANELCOLOR: GRAPHITE2METAL FASCIABY: GENERAL CONTRACTORCOLOR: DE6376 LOOKING GLASS SEMI GLOSSBY: DUNN EDWARDS4STORE FRONT GLASSBY: ARCHITECTURAL GLASS PRODUCTSVITRO GLASSCOLOR: 1” CLEAR FLOAT GLASSAttachment 2Item 2Packet Page 78
NWC TANK FARM ROAD & BROAD STREETSAN LUIS OBISPO, CALIFORNIAMASTER SIGN PROGRAMNOVEMBER 6, 2020NKT TFB 1, LLC684 Higuera Street, Suite BSan Luis Obispo, CA 93401T: 805.541.900435 Hugus Alley, Suite 200Pasadena, CA 91103Prepared by:Prepared for:13215TMA Attachment 3Item 2Packet Page 79
I. PURPOSE AND INTENTII. GENERAL PROPERTY OWNER / TENANT REQUIREMENTIII. PROHIBITED SIGNSIV. ILLEGAL SIGNSV. ABANDONED SIGNSVI. GENERAL SIGN TYPESVII. GENERAL PROVISIONS AND CONSTRUCTION REQUIREMENTSVIII. EXHIBITSPAGE33344478Attachment 3Item 2Packet Page 80
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM3I. PURPOSE AND INTENTTh e purpose of this Master Sign Program is to ensure that the signage in the commercial center refl ects the integrity and overall aesthetic value of the project. Conformity with this Program will be strictly enforced. Th e property owner and/or tenant, at the expense of the tenant, shall remove any non-conforming, illegal, and/or abandoned signs within thirty (30) days of tenants departure or notifi cation by the City. It shall be the property owners responsibility to ensure that all on-site signage is kept in good repair at all times. While the City of San Luis Obispo’s Sign Ordinance regulates all signage.this Master Sign Program is prepared to be site specifi c.Refer to City of San Luis Obispo’s Municipal Code Chapter 15.40 for Sign Regulations and Article X: Defi nitions within the regulations for a glossary of words and phrases.II. GENERAL PROPERTY OWNER / TENANT REQUIREMENTS1. Prior to manufacture, fabrication and/or installation of any sign, the tenant shall submit to property owner or property owner’s agent for written approval, three copies of detailed drawings. Th ese drawings shall include the building elevations to which the signs are to be attached; sign dimensions, graphics, location, color and method of attachment. Th is approval must be obtained prior to submittal to the City of San Luis Obispo.2. Property owner shall review and provide tenant with approval or disapproval. All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the sole right of the property owner.3. If Property owner disapproves or conditionally approves the detailed sign drawings, property owner shall note on a set of the sign drawings, or separately, the reasons for such disapproval or conditional approval, and thereaft er property owner, tenant and tenant’s sign contractor shall consult, as necessary, to achieve approvable sign drawings consistent with the approved concept design and this Master Sign Program.4. Prior to the manufacturing and installation of any sign, the tenant or his sign company shall obtain all appropriate permits from the City of San Luis Obispo.5. Tenant wall signs will be limited to the tenant’s name, logo, and /or logotype. Th e use of brand name logos will not be allowed on the sign unless it is specifi cally included in the tenant’s business name.6. In the event the tenant vacates his or her premise, it is their responsibility to patch all holes and paint surface(s) to match existing color of fascia. All holes shall be patched with like-kind material (i.e. stucco patch for stucco, no caulking allowed) In addition, the tenant shall provide a blank panel for any freestanding sign that was previously occupied.III. PROHIBITED SIGNS1. Paper, cardboard or Styrofoam signs, stickers or decals.2. Signs that block ingress or egress such as a a sandwich-board sign.3. Exposed fastenings and/or exposed raceways.4. Animated signs (i.e. changing colors, fl ashes, blinks) or other moving sign components.5. Free standing pole signs.6. Roof mounted signs.7. Any sign reasonably considered a public nuisance.8. Signs that produce smoke, sound or other emissions.9. Can signs.10. Advertising devices such as attraction boards, posters, banners, fl ags, bow/feather, streamers, blimps and balloons unless considered a permissable temporary sign as defi ned herein.11. Signs attached to trees.12. Any sign unlawfully installed, erected, or maintained.13. Signs on raceways.14. Banner signs unless approved by permit for temporary use.15. Any sign not allowed by the City of San Luis Obispo Sign Ordinance.Attachment 3Item 2Packet Page 81
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM4IV. ILLEGAL SIGNS1. Signs constructed, erected, painted, relocated, enlarged, altered or otherwise modifi ed without benefi t of a building permit are considered illegal and subject to removal.2. Property owners shall be responsible for removing illegal signs within 30 days from the date of City or landlord notifi cation. Removal of illegal tenant signs will be removed at tenant expense.V. ABANDONED SIGNS1. Abandoned signs shall include all sign categories and shall be considered those signs for which a tenant or business owner no longer occupies the site upon which the sign is located.2. Property owners shall be responsible for removing abandoned signs within 45 days of departure of the tenant or business at tenant’s expense.VI. GENERAL SIGN TYPESAll tenant proposed signage must be approved by Landlord/Property Owner and obtain a sign permit from the City of San Luis Obispo.WALL SIGNSTh e following standards are applicable to the construction and placement of wall signs:NumberTh e number of wall signs shall be limited to the following:1. For single tenants, maximum of one (1) wall sign for each building face is allowed, with a maximum of three (3) wall signs. 2. For multiple-tenants in one building, each tenant is allowed a maximum of two (2) wall signs. Wall Sign Location Th e location of wall signs shall be limited to the following:1. A wall sign shall be attached parallel to and in front of any exterior wall of a building and shall not protrude more than 12 inches from the wall of the building to which it is attached or attached to the top of the awning. 2. No wall sign shall project above the building parapet or eave line nor extend below the “Sign Placement Area” (as defi ned below). Wall signs shall not be higher than 25’-0” AFF., except for Building-1.3. Wall signs shall not be permitted on freestanding exterior walls or fences upon the property.Refer to Exhibits for specifi c sign locations.Wall sign area shall be limited to the following: See Exhibits for the allowed sign area per tenant and sign. Th e sign area is calculated by determining the number of square feet of the smallest rectangle(s) within which a sign face can be enclosed. Th e maximum length of a wall sign shall not exceed 80% of the horizontal length of linear frontage of the leased premises including front, sides and/or rear. Sign must maintain a clear 12” on each side. Th e maximum sign height of a wall sign shall not exceed 80% of the vertical distance of the * “Sign Placement Area”. Signs must maintain a clear of twelve (12) inches on each side. In no event shall the allowable letter height be required to be less than twelve (12) inches.* “Sign Placement Area” is the largest fl at and uninterrupted wall plane of either a primary or secondary façade, not to include windows. Attachment 3Item 2Packet Page 82
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM5Content. Th e content of a wall sign shall be limited to the business name and/or logo. Advertisement of products or business phone numbers or web sites shall not be contained within a wall sign.Fabrication Fabrication of wall signs shall conform to the following standards:1. Only individual channel letters, including reverse channel letters, and sculpted cabinet signs are permitted. Business names shall consist of internally illuminated channel or channel letters which are illuminated by a direct source of light which shall be approved by property owner at its sole discretion. Letters shall be industry standard acrylic or acrylic with translucent vinyl overlays. 2. Individual letters and sculpted panels shall be recessed, framed or otherwise decoratively defi ned to add relief to the sign design. Letters shall be push through or routed through.3. Exterior of letters to be coated in a color submitted to and approved by property owner, interior coated white. All returns shall be same color as face of letters or backing of the sign.4. Fabrication methods of wall signs other than those described shall be reviewed for consistency with the building architecture and the design guidelines found within this Master Sign Program.PROJECTING SIGNS (BLADE SIGNS) Th e following standards are applicable to the construction and placement of projecting signs:QuantityOne projecting sign per tenant in multi-tenant building allowed. Location1. Attached perpendicular to the exterior wall of building primary frontage.2. May not extend above building parapet or roof eave line of wall or structure to which projecting sign is attached.3. May not be supported by devices located on roof nor any area extending above building eave or parapet. 4. Must maintain clearance of 8 feet from grade of adjoining public right-of-way or sidewalk.5. Must maintain minimum distance of 10 feet between one another whether on same or separate parcels.6. Separate structures/tenant spaces with shared walls: must maintain minimum distance of 5 feet from property/lease line separating structures/tenant spaces.7. Freestanding buildings: must maintain minimum distance of 3 feet from edges of building’s exterior side wall or primary frontage or secondary frontage. 8. Not permitted on freestanding exterior walls, fences, or light fi xtures. Projecting Sign SizeMaximum of 6 square feet in sign area. Projection from building is minimum 2 feet and maximum 3 feet from building face.Attachment 3Item 2Packet Page 83
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM6PERMANENT WINDOW SIGNSAny sign placed upon window glazing or within 12 inches from the face of a window intended to be visible from the building’s exterior shall be considered a window sign. Window signs do not include business hours of operation. Window signs shall be subject to the following standards:1. A permit from the City of San Luis Obispo for all window signs shall be obtained prior to their installation.Window Sign AreaCannot cover more than 15% of the clear glass window area or 24 square feet, whichever is less. Th e sign area counts towards tenants allowable sign area.Maintenance1. Window signs shall be considered abandoned once the business or tenant to which they pertain no longer occupies the building or tenant space and thus shall be subject to regulations and processes outlined within the Abandoned Signs section of this Master Sign Program.2. Temporary window signs are specifi cally addressed under the Temporary Signs section of this Master Sign Program.PERMISSIBLE TEMPORARY SIGNS/BANNERS Th e following limitations shall be applicable to all temporary signs/banners:1. All signs/banners shall be constructed of plastic, vinyl, canvas, non-rigid or other weather resistant fl exible material. Paper, cardboard, clear plastic or other similar material shall not be permitted for banner fabrication.2. Temporary sign/banner shall not be used in lieu of a permanent sign.3. Temporary sign/banner shall only be allowed on the building frontage that is leased by the tenant.4. All banners shall be attached to an exterior building wall, located below the eave or roof parapet. No banners shall be permitted above the eave or roofl ine, on freestanding light fi xtures, ancillary buildings, vehicles, landscape features or plant materials. 5. A permit from the City of San Luis Obispo for all temporary signs/banners shall be obtained prior to their installation. Review of size, material, and location of the banner shall be conducted by the Planning Division.6. All temporary banners shall be clean and properly maintained. Torn, faded, sagging or detached banners shall be immediately removed, replaced or repaired.COMMERCIAL CENTER IDENTIFICATION SIGNTh e content of a multi-tenant freestanding sign shall be limited to the name of the center with the optional addition of a logo, character representation or other decorative feature as well as identifi cation of individual tenants. A maximum of six (6) tenants are allowed on the sign structure.Sign LocationCommercial center identifi cation sign shall not obstruct the line of sight of vehicles or pedestrians at the intersection unless an exception is granted by Public Works Director and / or Community Development Director.Sign HeightMaximum height of shopping center identifi cation sign is 16 feet, as measured from adjacent fi nished grade.QuantityOne commercial center identifi cation sign is allowed along Broad Street (MS-1) and another along Tank Farm Road (MS-2). See site plan for location.Sign Design1. Sign must be supported by a solid base equal to or greater than 60 percent of the sign width.2. A minimum of eight (8) inch letters may be used for the name of the center on multi-tenant freestanding signs.Attachment 3Item 2Packet Page 84
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM7BUILDING-1 MONUMENT SIGN Sign LocationSign shall not obstruct the line of sight of vehicles or pedestrians at the intersection unless an exception is granted by Public Works Director and / or Community Development Director.Sign HeightMaximum height of NPOVNFOUTJHO feet, as measured from adjacent finished grade.QuantityOne NPOVNFOU sign is allowed along Broad Street (MS-3). See site plan for location.Sign Design1. Sign must be supported by a solid base equal to or greater than 60 percent ofthe sign width.2. A minimum of eight (8) inch letters may be used for the name of the centeron freestanding signs.DIRECTIONAL SIGNS Directional Sign AreaDirectional signs shall not exceed twelve (12) square feet for ground mounted structures and wall mounted structures. All directional signs shall be placed entirely on private property and shall not extend into the public right-of-way, public alley or street.VII. GENERAL PROVISIONS AND CONSTRUCTION REQUIREMENTS1. Signs must be made of durable rust-inhibiting materials that are appropriateand complimentary to the building.2. Channel letters and logo sections to have a depth return of 4-5 inches forbuilding signs. Routed out aluminum panel with acrylic and vinyl back-up formonument signs.3. Electrical components must match the exact specifi cations of the approveddesign.4. Surface brightness of all illuminated materials shall be consistent in allletters. Light leaks will not be permitted. Refer to San Luis Obispo MC15.40.430Illumination for standards.5. All signage to be wired with high grade sleeved G.T.O. and have U.L. approved electro-bits.6. No exposed conduit or crossovers will be allowed.7. Underwriter’s Laboratory approved labels shall be affi xed to all electricalfi xtures. Fabrication and installation of electrical signs shall comply with allnational and local building and electrical codes.8. Penetrations into building walls, where required, shall be made waterproof.9. Th e City of San Luis Obispo Community Development Director shall havethe fi nal authority to interpret all provisions of this Master Sign Program.10. Any major modifi cation to the Master Sign Program shall require the priorreview and approval of a new master sign program approved by the City of SanLuis Obispo Community Development Director.Attachment 3Item 2Packet Page 85
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM8NXXSIGNAGE LOCATIONS - SITE PLANMAX SIGN AREA ALLOCATION PER TENANT:TENANTS 7,000 AND BELOW: 100 SFTENANTS 7,000 SF -15,000 SF: 150 SFTENANTS 15,000 AND ABOVE: 200 SF BUILDING 1: SIGN A: 100 SF SIGN B: 100 SF SIGN C: 100 SFBUILDING 2: TENANT A: 100 SF TENANT B: 100 SF TENANT C: 100 SFBUILDING 3: TENANT A: 100 SF TENANT B: 100 SF TENANT C: 100 SF BUILDING 4: TENANT A: 100 SF TENANT B: 100 SF TENANT C: 100 SFCOMMERCIAL CENTER ID SIGNMS-1: 93.3 SF EACH SIDEMS-2: 93.3 SF EACH SIDEMS-3: 69.0 SF EACH SIDETOTAL: 255.6 SFMONUMENT SIGNS (MULTI-TENANT)TENANT WALL SIGNLEGENDMS-1BUILDING #SIGN COUNT X X1A1C1B2B2C3A4A4B4C4E4F4D3B3C3D3E3F2E2F2D2AMS-3MS-1MS-2TANK FARM ROADBROAD STREETAttachment 3Item 2Packet Page 86
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM9COMMERCIAL CENTER ID SIGN - TWO SIDED WITHIN PLANTER (MS-1 & MS-2) PANEL PANEL SIGN PANEL AREA HT. WIDTH SIGN AREA SIGN PANEL 1 3’-4” 10’-0” 33.3 SF SIGN PANEL 2 2’-0” 10’-0” 20 SF SIGN PANEL 3 2’-0” 5’-0” 10 SF SIGN PANEL 4 2’-0” 5’-0” 10 SF SIGN PANEL 5 2’-0” 5’-0” 10 SF SIGN PANEL 6 2’-0” 5’-0” 10 SF PROPOSED TOTAL 93.3 SF EACH SIDE Tenant sign panel width and height is restricted to architecture/sign placement area and must maintain a clear 2” on each side. Signage is to be centered within sign panel.MONUMENT SIGNS (MS-1 & MS-2)SIDE ELEVATIONFRONT ELEVATIONAttachment 3Item 2Packet Page 87
3'-4"10'-0"1'-2"2'-6"4'-0"+10'-0"+8'-3"+1'-4 1/4"METAL SIDINGCOLOR: GRAPHITEBY: PAC-CLAD PETERSENSHEET METALTO MATCH COLOR: DE6366SILVER SPOONBY: DUNN EDWARDSSMOOTH PLASTER FINISHPAINT: DET482 ALAMEDA OCHREBY: DUNN EDWARDSALUMINUM PANEL, WITHBACK LIT PUSH THRU LETTERS.SIGNAGE CABINETCONCRETE BASESTREET SIDE13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM10Tenant sign panel width and height is restricted to architecture/sign placement area and must maintain a clear 2” on each side. Signage is to be centered within sign panel.MONUMENT SIGN (MS-3)SIDE ELEVATIONFRONT ELEVATIONMONUMENT SIGN - TWO SIDED WITHIN PLANTER (MS-3) PANEL PANEL SIGN PANEL AREA HT. WIDTH SIGN AREA SIGN PANEL 1 6’-10.75” 10’-0” 69.0 SF PROPOSED TOTAL 69.0 SF EACH SIDE Attachment 3Item 2Packet Page 88
46'-11 1/2"42'-11 1/4"21'-11"Individual Reverse Channel Letters - 1/8"=1'-0"Quantity: (1) setInternally "Halo" illuminated with white LED lamping,Tag line is non-illuminatedSize: 86.76 S.F.13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM11BUILDING 1 - ELEVATIONSKEYPLANNBuilding 1 Tenant is allowed:3 Wall Signs BUILDING 1 ELEVATIONS SIGN AREA MAX1A 86.76 SF1B 86.76 SF1C 86.76 SFTOTAL SIGN AREA ALLOWED FOR ALL SIGNS 300 SF1A1A1B1CEAST ELEVATION (FACING BROAD STREET)Wall sign width and height is restricted to architecture/sign placement area and must maintain a clear 12” on each side and cannot exceed 80% of facade (width and height). Signage is to be centered within architectural elements or centered over storefront and aligned with adjacent signage where applicable. * Total sign area allowed includes wall and window signs, see site plan for max signage allowed per tenant. Additionally each tenant is allowed one blade sign consistent with section VI above. See site plan for max signage allowed per tenant.1A1C1BAttachment 3Item 2Packet Page 89
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM12BUILDING 2 - ELEVATIONSKEYPLANNWEST ELEVATION (FACING PARKING LOT) NORTH ELEVATION (FACING PARKING LOT) EAST ELEVATION (FACING BROAD STREET)SOUTH ELEVATION (FACING TANK FARM ROAD)2F2A2B2C2D2E2D2E2C2B2A2FWall sign width and height is restricted to architecture/sign placement area and must maintain a clear 12” on each side and cannot exceed 80% of facade (width and height). Signage is to be centered within architectural elements or centered over storefront and aligned with adjacent signage where applicable. * Total sign area allowed includes wall and window signs, see site plan for max signage allowed per tenant. Additionally each tenant is allowed one blade sign consistent with section VI above. See site plan for max signage allowed per tenant.BUILDING 2 TENANT SIGN SIGN AREA MAXTENANT A 2A 50 SF 2B 50 SFTENANT B 2C 50 SF 2D 50 SFTENANT C 2E 50 SF 2F 50 SFBuilding 2 Tenants are allowed:2 Wall Signs and 1 Blade SignAttachment 3Item 2Packet Page 90
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM13BUILDING 3 - ELEVATIONSKEYPLANNWEST ELEVATION (FACING PARKING LOT) NORTH ELEVATION (FACING PARKING LOT) EAST ELEVATION (FACING BROAD STREET)SOUTH ELEVATION (FACING TANK FARM ROAD)3F3E3C3B3D3ABuilding 3 Tenants are allowed:2 Wall Signs and 1 Blade SignBUILDING 3 TENANT SIGN SIGN AREA MAXTENANT A 3A 50 SF 3B 50 SFTENANT B 3C 50 SF 3D 50 SFTENANT C 3E 50 SF 3F 50 SFWall sign width and height is restricted to architecture/sign placement area and must maintain a clear 12” on each side and cannot exceed 80% of facade (width and height). Signage is to be centered within architectural elements or centered over storefront and aligned with adjacent signage where applicable. * Total sign area allowed includes wall and window signs, see site plan for max signage allowed per tenant. Additionally each tenant is allowed one blade sign consistent with section VI above. See site plan for max signage allowed per tenant.3A3B3C3E3F3DAttachment 3Item 2Packet Page 91
13215TMA | 11.06.2020 |TANK FARM ROAD & BROAD STREET, CA - MASTER SIGN PROGRAM14BUILDING 4 - ELEVATIONSKEYPLANNWEST ELEVATION (FACING PARKING LOT) NORTH ELEVATION (FACING PARKING LOT) EAST ELEVATION (FACING BROAD STREET)SOUTH ELEVATION (FACING TANK FARM ROAD)4F4A4B4C4E4DBuilding 4 Tenants are allowed the following:2 Wall Signs and 1 Blade SignBUILDING 4TENANT SIGN SIGN AREA MAXTENANT A 4A 50 SF 4B 50 SFTENANT B 4C 50 SF 4D 50 SFTENANT C 4E 50 SF 4F 50 SFWall sign width and height is restricted to architecture/sign placement area and must maintain a clear 12” on each side and cannot exceed 80% of facade (width and height). Signage is to be centered within architectural elements or centered over storefront and aligned with adjacent signage where applicable. * Total sign area allowed includes wall and window signs, see site plan for max signage allowed per tenant. Additionally each tenant is allowed one blade sign consistent with section VI above. See site plan for max signage allowed per tenant.4A4B4C4E4F4DAttachment 3Item 2Packet Page 92
SITE DESIGN & CONNECTIVITYNWC of Broad St. and Tank Farm Rd. - A Mixed Use ProjectBROAD STREETTANK FARM ROADLEGEND:PedestrianVehicularWestmontLivingConnection to 650 Tank FarmNKT Commercial Center(conceptual design)Orcutt Creek WalkRight of Way Improvements (Phase I)Separated Bike Path56BikeRacksBikeLockersAttachment 4Item 2Packet Page 93
Attachment 4Item 2Packet Page 94
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, March 1, 2021
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
March 1, 2021 at 5:02 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present:Commissioners Richard Beller, Ashley Mayou, Micah Smith, Vice Chair Christie
Withers and Chair Allen Root
Absent: Commissioners Michael DeMartini and Mandi Pickens
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
CONSIDERATION OF MINUTES
1. Minutes of the Architectural Review Commission meetings of February 1, 2021.
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent), to approve the
Minutes of the Architectural Review Commission meeting of February 1, 2021.
Attachment 5Item 2
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Minutes – Architectural Review Commission Meeting of March 1, 2021 Page 2
PUBLIC HEARINGS
2. Review of the commercial component of the Northwest Corner (NWC) mixed-use project
consisting of four buildings with a total of 61,000 square feet of commercial space, with an
Addendum to the Mitigated Negative Declaration previously adopted for the overall Northwest
Corner (NWC) mixed-use project site; Project address: 3985 Broad Street; Case #: ARCH-
0571-2020; Zone: C-C-SP-SF; Nick Tompkins, NKT Development LLC,
owner/applicant.
Contract Planner Brandi Cummings presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Carol Florence, Emily Ewer, and Brian Starr provided a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
WITHERS CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent), to recommend
that the Planning Commission approve the project with the following recommendations:
x Consider adding more horizontal etching, features, or screening to break up the massing
x Extend the vertical wall along the garden area and try to make it look like a garden wall,
not a building wall
x Sound wall could be used as a different element to compliment the configuration of the
garden area
x Modify the cornus on the top of the Radiation building
x Higher degree of articulation
3. Review of two new duplex buildings and associated site improvements to be constructed on a
residential site currently developed with a single-family dwelling and Accessory Dwelling Unit
(ADU); this project is categorically exempt from environmental review (CEQA); Project
address: 302 South Street; Case #: ARCH-0380-2020; Zone: R-2; Christina Pires,
applicant.
Senior Planner Shawna Scott presented the staff report and responded to Commissioner
inquiries.
The Applicants, Cristina and Dustin Pires, provided a PowerPoint presentation and responded
to Commissioner inquiries.
Attachment 5Item 2
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Minutes – Architectural Review Commission Meeting of March 1, 2021 Page 3
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 5-0-2 (Commissioner DeMartini and Pickens absent), to continue the
Architectural Review Commission’s review of the project to a date uncertain and provide the
following recommendations to the applicant:
x Continue review of the project with recommendations to the applicant and staff
x Reduce or tone down the contrast of the colors
x Reduce the number of blank walls by adding fenestration (windows) or increasing
articulation on those surfaces
x Adding overhangs on the low eves to create shadow
x Reducing the projections of the front 20ft setback
x Showing a preliminary landscaping plan calling out areas that are going to have
groundcover and areas that will have trees and shrubs
x Incorporate more sensitivity with regard to the trash enclosures
x Better delineate the access points to the units in the site plan
COMMENT AND DISCUSSION
3. Staff Updates
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:30 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, April 5, 2021 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2021
Attachment 5Item 2
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AAirport Area Specific Plan
CChapter 5 –– CCommunity Design
Standards 5.1.1-5.1.4 Building
Orientation and Setback
The AASP calls for a continuous, well-defined streetscape edge
that unifies and enhances the character of the development areas
and that supports pedestrian activity through its site planning and
design. Buildings are encouraged to front directly on a landscaped
setback and parking is encouraged to be located behind streets.
Standard A.1.1 Relationship to
Open Space
The AASP envisions a fully integrated open space network that is
enhanced by development that includes physical and visual
connections between developed areas and open space areas.
Goal 5.9 Architectural
Character
The AASP calls for buildings whose architectural character will
contribute to the establishment of the Airport Area as an
attractive, high quality business center. Building designs should be
simple, expressive, and distinct and reference the area’s
agricultural tradition.
Goal 5.10 Scale and Massing
Buildings should be designed and articulated to give human scale,
create pedestrian areas that are protected from the elements, and
provide visual interest.
Goal 5.11 Building Heights
Projects in the AASP should be design with an overall development
profile that contributes to the unity and harmony of the planning
area when viewed as a whole, but also has enough variety to
contribute visual interest and avoid monotony. The project is
requesting an exception to the building height limitation, which
may be deemed consistent with the SF designation.
Goal 5.12 Architectural Façade
and Treatment
Architectural detailing that gives buildings human scale, visual
interest and distinctiveness through the use of high-quality
finishes and materials that are harmoniously combined to unify
individual buildings and to ensure a consistent level of design
quality.
Goal 5.14 Materials and Colors
The AASP aims to achieve a unified identity through use of a
harmonious, but varied, palette of materials and colors that is
coordinated with landscape elements and signage.
Goal 5.18 Signs
The focus of signs in the AASP should be to communicate, identify,
and locate, rather than advertise and sell. Signs in the plan area
should emphasize simplicity and functionality. Signs should be
visually integrated with the contours, forms, colors and detailing
of the landscape design and the colors and materials of signs
should reflect the visual attributes of the buildings to which they
refer. The total square-footage of on-site signage is governed by
the City’s Sign Regulations.
Attachment 6Item 2
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Per Section 15.40.485 of the City’s Municipal Code, the applicant
has provided a Master Sign Program for consideration. The Master
Sign Program is meant to establish uniform sign design elements
such as size, color, materials, lighting, and placement.
The Master Sign Program proposes three monument signs (two on
Broad Street and one on Tank Farm Road) ranging from 69 to 93
square feet each (256 square feet total). The medical office
building would contain three wall mounted signs, each up to 100
square feet in size. Each of the three retail/restaurant buildings
could house up to nine wall mounted signs each, depending on the
number of tenants (sign area would be limited to 100 square feet
total per tenant).
Goal 5.19 Lighting
Lighting levels should be low and should reflect the transition of
urban to rural. The AASP recommends that light standards be less
than 12 feet in height.
CCommunity Design Guidelines
CChapter 2 –– GGeneral Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-C-SF-SP, with
commercial uses in all directions. The CDG state that each project
should be designed with careful consideration of site character
and constraints and minimize changes to natural features.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present
well-articulated building elevations relieved by shadow or texture
interest; demonstrate attention to detailing and articulation to
visually reduce apparent mass; and employ materials
appropriately for durability and authenticity. The CDG states that
“elevations which do not directly face a street should not be
ignored or receive only minimal architectural treatment”.
CChapter 3.1 –– CCommercial Project Design Guidelines
§ 3.1.A.2 Overall Design
Objectives
The CDG identifies that the design of commercial projects should
avoid “boxy” structures with large, flat wall planes by articulating
building forms and elevations to create interesting roof lines,
building shapes, and patterns of shade and shadow.
§ 3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own
identity and be complementary to its surroundings. A new building
can be unique and interesting and still show compatibility with the
architectural styles and scale of other buildings in the vicinity. The
ARC should discuss whether the development provides sufficient
design factors to contribute to neighborhood compatibility, design
theme, building scale/size, setbacks and massing, colors, textures,
Attachment 6Item 2
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and building materials.
CChapter 66 –– LL andscaping aa nd Parking
§ 6.2 Landscaping
The CDG provides guidelines for landscaping that would enhance
development. The CDG notes that planting areas should be
integrated with the building design, enhance the appearance and
enjoyment of the project and soften the visual impact of buildings
and paving. Landscaping should use a combination of trees,
shrubs, and ground cover. New landscape should blend with
vegetation on nearby property if the neighboring greenery is
healthy and appropriate. The City encourages innovation in
planting design and choice of landscape materials.
§ 6.3 Parking Facilities
The CDG provides guidelines for parking facilities, including bicycle
parking. Parking areas shall be designed to serve pedestrian needs
as effectively as vehicle parking needs. Parking lots shall not
dominate street views of the project, when feasible, parking lots
should be placed behind buildings.
ZZoning Regulations
§ 17.28.020 Community
Commercial Zone (C-C)
Development Standards
This Zoning Regulation identifies development standards for the
C-C zoning designation. Development standards include setback
requirements, building height limitations, and other
limitations/requirements for new development projects within
the zoning designation.
§ 17.50 Specific Plan (SP)
Overlay Zone
This Zoning Regulation identifies the purpose, allowed uses,
development standards, and additional regulations of the Specific
Plan Overlay designation. The project site is within the Airport
Area Specific Plan (AASP) zone and would be required to comply
with design and other components identified in the AASP.
§ 17.52.030 Special Focus Area
(S-F) Overlay Zone
Development Standards
This zoning regulation identifies development standards for the
Special Focus Overlay (SF) designation. This section states “In
addition, development objectives within each S-F overlay zone
shall be interpreted by the review authority to achieve the
development objectives of the applicable Special Focus Area.”
General Plan
LUE Policy 3.2 This policy provides general retail development policies including
applicable locations for proposed development.
LUE Policy 3.4
This policy provides office development policies for the C-C
designation. The City may allow certain office uses with limited
need for access to Downtown government services to be located
away from the Downtown in areas designated Community
Attachment 6Item 2
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Commercial. Appropriate types of offices include those that
provide direct "over-the-counter" services to customers and
clients. Professional offices, and those identified by the Zoning
Regulations as "production and administrative" offices may also
be appropriate, particularly above the ground floor.
LUE Policy 3.8
This policy provides overall development policies for commercial
development including policies for dependent care, convenience
facilities, neighborhood centers, commercial revitalization, mixed
uses, and tourism.
LUE Policy 8.13
The approximate 10-acre site located at the northwestern corner
of Broad Street and Tank Farm Road shall be used as a mixed-use
site, providing for a mix of uses as described under the C-C and
Office designations. The site will provide a strong commercial
presence at the intersection and provide special attention to
connectivity, safety and comfort of bicycle and pedestrian
circulation will be especially important in the development of this
corner.
LUE Policy 10.4
The City shall encourage projects which provide for and enhance
active and environmentally sustainable modes of transportation,
such as pedestrian movement, bicycle access, and transit
services.
CE Policy 3.1.1
The City shall encourage transit accessibility, development,
expansion, coordination, and marketing throughout the city to
serve a broad range of local and regional transportation needs.
CE Policy 3.1.7 New development shall be designed to facilitate access to transit
service.
CE Policy 4.1.1
The City shall expand the bicycle network and provide end-of trip
facilities to encourage bicycle use and to make bicycling safe,
convenient, and enjoyable.
CE Policy 4.1.4
The City shall require that new development provide bikeways,
secure bicycle storage, parking facilities, and showers consistent
with City plans and development standards.
CE Policy 5.1.1 The city shall encourage and promote walking as a regular means
of transportation.
CE Policy 5.1.3 New development shall provide sidewalks and pedestrian paths
consistent with City policies, plans, programs, and standards.
Attachment 6Item 2
Packet Page 101
Addendum #1 to the Initial
Study/Mitigated Negative Declaration
for the Northwest Corner Broad &
Tank Farm Mixed-Use Commercial /
Assisted-Living Center, San Luis
Obispo, California
FEBRUARY 2021
PREPARED FOR
City of San Luis Obispo
PREPARED BY
SWCA Environmental Consultants
Attachment 7Item 2
Packet Page 102
Attachment 7Item 2
Packet Page 103
ADDENDUM #1 TO THE INITIAL STUDY/MITIGATED
NEGATIVE DECLARATION FOR THE NORTHWEST CORNER
BROAD & TANK FARM MIXED-USE COMMERCIAL /
ASSISTED-LIVING CENTER, SAN LUIS OBISPO, CALIFORNIA
Prepared for
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
Attn: Tyler Corey, Principal Planner
Prepared by
SWCA Environmental Consultants
1422 Monterey Street, Suite C200
San Luis Obispo, CA 93401
(805) 543-7095
www.swca.com
SWCA Project No. 27640.18
February 2021
Attachment 7Item 2
Packet Page 104
Attachment 7Item 2
Packet Page 105
Addendum #1 to IS/MND for the Northwest Corner Project
i
CONTENTS
Introduction ........................................................................................................................................ 1
Purpose of Addendum ........................................................................................................................... 1
Project Revisions ................................................................................................................................... 2
Minor Technical Changes to the MND ................................................................................................. 2
Basis for Addnendum ............................................................................................................................ 4
Attachment 7Item 2
Packet Page 106
Addendum #1 to IS/MND for the Northwest Corner Project
ii
This page intentionally left blank.
Attachment 7Item 2
Packet Page 107
Addendum #1 to IS/MND for the Northwest Corner Project
1
INTRODUCTION
On September 15, 2020, the City of San Luis Obispo (City) adopted a Mitigated Negative Declaration
(MND; SCH #2019049030) for the proposed Northwest Corner Broad & Tank Farm Mixed-Use
Commercial / Assisted-Living Center Project (Northwest Corner Project) and approved the project
entitlements (tentative tract map, development plan, Airport Area Specific Plan [AASP] amendment,
General Plan amendment, and rezone). The project includes a five (5)-lot subdivision on two parcels with
a combined area of approximately 10.07 acres. The General Plan amendment, Airport Area Specific Plan
amendment, and rezone changed the designations of the project site from Business Park (BP) to
Community Commercial with Special Focus Overlay (C-C-SF). Lot 1 of Vesting Tentative Tract Map
(VTTM) 3115 is currently under development with an assisted living and memory care facility on 4.79
acres. No development plan entitlements were submitted or approved for development on Lots 2 through
5, but the MND analyzed a conceptual commercial center on 5.28 acres, subject to future review and
entitlement actions. The applicant has now submitted development plans for a commercial center on Lots
2-5 with minor revisions from what was analyzed in the MND (see discussion below).
The commercial center project site is located within the AASP located at 3985 Broad Street, San Luis
Obispo, California 93401.
PURPOSE OF ADDENDUM
Pursuant to Section 21166 of CEQA and Section 15162 of the State CEQA Guidelines, when a lead
agency has adopted an MND for a project, a subsequent MND does not need to be prepared for the
project unless the lead agency determines that one or more of the following conditions are met:
1. Substantial project changes are proposed that will require major revisions of the previous MND
due to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects;
2. Substantial changes would occur with respect to the circumstances under which the project is
undertaken that require major revisions to the previous MND due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously identified
significant effects; or
3. New information of substantial importance that was not known and could not have been known
with the exercise of reasonable diligence at the time the previous MND was adopted shows any of
the following:
a. The project will have one or more significant effects not discussed in the previous MND;
b. Significant effects previously examined will be substantially more severe than identified
in the previous MND;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be
feasible, and would substantially reduce one or more significant effects of the project, but
the project proponent declines to adopt the mitigation measures or alternatives; or
d. Mitigation measures or alternatives that are considerably different from those analyzed in
the previous MND would substantially reduce one or more significant effects on the
Attachment 7Item 2
Packet Page 108
Addendum #1 to IS/MND for the Northwest Corner Project
2
environment, but the project proponent declines to adopt the mitigation measures or
alternatives.
Preparation of an Addendum to an MND is appropriate when none of the conditions specified in Section
15162 (above) are present and some minor technical changes to the previously adopted MND are
necessary (see discussion below).
PROJECT REVISIONS
The MND analyzed a conceptual commercial center consisting of a medical office and retail/restaurant
space. Conceptual site plans showed that the proposed medical office would likely be a 45,000 square-
foot independent detached building located near the SESLOC property to the north that would house the
Dignity Health Comprehensive Cancer Center, an outpatient cancer treatment and education center. The
proposed retail/restaurant development was presumed to consist of three buildings for retail or restaurant
use totaling 15,000 square feet in three (3) independent detached buildings (5,000 square feet each).
The conceptual site plan for the commercial center that was analyzed in the MND was configured with
retail/restaurant buildings along the southeastern corner of the site, adjacent to the Tank Farm-Broad
Street intersection. The proposed medical office was located at the northeast corner of the site, across
from SESLOC and fronting Broad Street. Parking was anticipated to primarily be located at the interior of
the site, between the commercial center uses and the Westmont Living facility.
The applicant has now submitted development plans for a proposed commercial center on Lots 2-5
(“proposed project”). While the proposed project is consistent with the conceptual development that was
anticipated in the MND, the following minor project revisions have been made:
x The height of the medical office is proposed at 42.5 feet with architectural features up to 52 feet.
The MND assumed all structures would be 35 feet or less in height with architectural features not
exceeding 45 feet in height, consistent with the Community-Commercial designation.
x The size of the medical office is proposed at 46,745 square-feet, where the MND assumed a
maximum floor area of 45,000 square feet.
The site configuration of Lots 2-5 and all other commercial center details remain as previously analyzed.
MINOR TECHNICAL CHANGES TO THE MND
The minor proposed project revisions noted above are relevant to the Aesthetics and Airport Hazards
discussion areas of the MND.
Aesthetics. The MND determined that the proposed project would modify foreground views to the north
and northeast through the site, foreground and middle ground views as experienced from Tank Farm
Road, and foreground views from Broad Street. The MND cited the 2003 AASP FEIR which determined
that urbanization of the AASP would irreversibly change the visual character of the south end of the city
from that of a low density semi-rural area to a more intensely developed, suburban area. This change was
determined to be significant and unavoidable and a statement of overriding considerations was adopted by
the City Council. The MND did not identify any new or more significant aesthetic impacts beyond what
was identified in the 2003 AASP FEIR and no mitigation measures were required.
Attachment 7Item 2
Packet Page 109
Addendum #1 to IS/MND for the Northwest Corner Project
3
The proposed height increase and floor area increase of the proposed project’s medical office building is
beyond the maximum building height of 35 feet (45 feet for architectural projections) of the Community-
Commercial designation. The additional height is requested with the intent to better fulfill the Land Use
Element Special Focus area objectives as follows:
x The building height accommodates the internal height requirements for the integrated cancer care
center (ICCC); a community medical resource.
x The Broad Street right-of-way is 100-feet ± wide. The proposed ICCC building at the north east
corner of the site is in an appropriate proportional scale to the width of the frontage road.
x The 3-story structure provides the needed operational floor area for the use within a smaller
footprint. This allows the ground level design to provide the connection features described in the
Special Focus area and specifically provides the following:
o A new bus turn-out;
o A grade separated bike lane;
o Sidewalks and internal pedestrian pathways;
o A pedestrian creek walk;
o A strong and active pedestrian ordinated design at the corner of Broad Street and Tank
Farm, and;
o Provision for the necessity of on-site parking.
The MND identified that placement of a single-story structures adjacent to the Tank Farm Road/Broad
Street intersection, would help ensure views of the hills are not lost while approaching the intersection or
turning north onto Broad Street. The proposed retail/restaurant buildings would be located adjacent to the
Tank Farm Road/Broad Street intersection and would be single-story (26 feet in height) and the additional
height of the medical office would not affect these views from the intersection.
As described in the MND, views of the site are generally blocked by the existing SESLOC building,
ornamental landscaping, and street trees when travelling south on Broad Street. Travelling north on Broad
Street, public views consist of street-frontage landscaping, commercial development, and shopping
centers, with intermittent views of the South Hills, which are predominately blocked by existing
eucalyptus trees on the project site. The additional height of the medical office (7 feet over what was
analyzed in the MND) would not alter this view experience and would be consistent with the height of the
SESLOC development to the north.
Additionally, the previous Business Park (BP) designation of the site that was analyzed in the 2003 AASP
FEIR allowed for heights up to 45 feet with architectural features up to 52 feet.
The proposed height increase would not be in conflict with applicable zoning and other regulations
governing scenic quality and no new or more severe impacts would occur beyond what was previously
analyzed in the MND and 2003 AASP FEIR.
Airport Hazards. The project site is located in the vicinity of the San Luis Obispo County Regional
Airport and the County Airport Land Use Plan (ALUP) area. The project site is subject to the City’s
Airport Overlay Zone (AOZ), which allows development based on the development standards for the
zone. On September 19th, 2018 the Airport Land Use Commission (ALUC) found the assisted living and
memory care facility (Lot 1) and grocery/shopping center (Lots 2-5) consistent with the ALUP based on a
series of findings and conditions that would render the project consistent with the ALUP. The MND
determined that because the conceptual commercial center was different from the grocery/shopping center
that was reviewed by ALUC, development on Lots 2-5 would require a new consistency finding with the
ALUP which could result in additional conditions from the ALUC. The MND determined that with
Attachment 7Item 2
Packet Page 110
Addendum #1 to IS/MND for the Northwest Corner Project
4
incorporation of all conditions from the ALUC related to development on Lots 2-5, impacts would be less
than significant in terms of safety hazards to those living and working on the project site.
On January 20, 2021 the proposed project for Lots 2-5 was reviewed by the ALUC, which determined
that the proposed height increase and site design modifications are consistent with the ALUP, in part
because the additional height request was supported by a Federal Aviation Administration (FAA)
Determination of No Hazard to Air Navigation which determined that the proposed maximum height of
the commercial center would not exceed obstruction standards or be a hazard to air navigation. No new or
more severe impacts would occur beyond what was previously analyzed in the MND.
BASIS FOR ADDENDUM
In accordance with Section 15164 of the State CEQA Guidelines, the City of San Luis Obispo has
determined that this Addendum to the adopted MND is necessary to document changes or additions that
have occurred in the project description since the MND was originally adopted. The changes proposed are
relatively minor in nature and, as documented above, would not result in any new significant
environmental effects or a substantial increase in the severity of previously identified significant effects.
Additionally, no new information of substantial importance that was not known and could not have been
known with the exercise of reasonable diligence at the time the previous MND was adopted has been
identified. The City has reviewed and considered the information contained in this Addendum and finds
that the preparation of subsequent CEQA analysis that would require public circulation is not necessary.
This Addendum does not require circulation because it does not provide significant new information that
changes the adopted MND in a way that deprives the public of a meaningful opportunity to comment
upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such
an effect. The City shall consider this Addendum with the adopted MND as part of the approval of the
commercial center project.
Attachment 7Item 2
Packet Page 111
NWC Broad and Tank
Farm
ARCH-0571-2020
Applicant: NKT TFB I, LLC.
Representative: Oasis Associated, Inc.
Review of the Northwest Corner Broad and Tank Farm
Commercial Center Project
March 24, 2021
Recommendation
Adopt the Draft Resolution (Attachment 1) approving
the project based on findings and conditions.
2
Project Location
3
Project
Site
Tank Farm Road
Airport Area Specific
Plan area
C-C-SP-SF
Commission’s Purview
Review project for consistency with the General
Plan, Zoning Regulations, Airport Area Specific Plan
(AASP) Design Guidelines, Community Design
Guidelines (CDG), and applicable City development
standards and guidelines.
4
Project History
5
2018 2020
Previous Improvement Approvals
6
7
Multimodal Circulation
8
Multimodal Circulation
9
Multimodal Circulation
10
Site Plan
11
Project Rendering -ICCC
12
Project Rending –Retail/Restaurant
13
Project Rendering -Internal
14
Sign Program
15
Wall and monument signs
Consistency with City Regulations
Discussion Item: Building Height
C-C-SP-SF zoning designation
35 feet for occupiable structures
45 feet for architectural features
Special Focus Overlay -allow flexibility of
standards to achieve development goals
Proposed: 42.5 feet occupied; 52 feet
architectural
16
Height
17
52’
35’
45’42.5’
26’
ARC Review
Recommended approval
Consideration re: articulation/massing of ICCC
building
Radiation vault cornice
ICCC vertical massing features
Garden wall
18
ARC Direction Response –ICCC cornice
19
removed
original
revised
ARC Direction Response –vertical massing
20
original
revised
more
defined
shadow
detail
ARC Direction Response –garden wall
21
original
revised
Garden
wall
Environmental Review
22
Mitigated Negative Declaration (MND)
Adopted: September 15, 2020;
Consistent
An addendum to the MND has been prepared.
ICCC height up to 52 feet
ICCC floor area is 46,745 square feet
Recommendation
23
Adopt the Draft Resolution (Attachment 1)
approving the project based on findings and
conditions.
24
25
Project Description
26
Building Elevations –ICCC
27
Building Elevations –ICCC
28
Building Elevations –Retail/Restaurant (bldg. 2)
29
Building Elevations –Retail/Restaurant (bldg. 2)
30
Building Elevations –Retail/Restaurant (bldg. 3)
31
Building Elevations –Retail/Restaurant (bldg. 3)
32
Building Elevations –Retail/Restaurant (bldg. 4)
33
Building Elevations –Retail/Restaurant (bldg. 4)
34
Sign Program
35
Materials and Colors
36
Sign Program
37
Sign Program
38
Sign Program
39
Transit Improvements
40
Transit Improvements
41
Transit Improvements
42
Transit Improvements
43
44
45
Project History -Westmont Living
46
Project History -Westmont Living
Multimodal Circulation
47
Multimodal Circulation
48
CEQA Updates: Transition from LOS to VMT
49
City of San Luis Obispo –Planning Commission Review
24 March 2021
NWC of Broad Street and Tank Farm Road -A Mixed Use Project
3985 Broad Street
Applicant:
NKT TFB I, LLC
ARCH-0571-2020
Project
Site
THE PROJECT DESCRIPTION
APPLICAN’TS REQUEST
That the Planning Commission approve the Resolution
based on the Addendum to the MND and consistency with the:
▪AASP Design Guidelines and Standards;
▪Community Design Guidelines; and
▪Sign Regulations
THE REQUEST
o Building 1: Integrated Cancer Care Center (ICCC) -45,000 SF in 3 stories.
o Buildings 2 to 4: Commercial/Retail (shells) -5,000 SF each in 1-story.
o Contemporary Architectural Design
o Site Amenities: Pedestrian circulation/connectivity, outdoor use areas, bicycle parking, enhanced riparian corridor
THE REQUESTNWC of Broad St. and Tank Farm Rd. -A Mixed Use Project
Project History –2005 to present
Date Event
2005 Property is annexed into the City as part of the Airport Area Specific Plan and zoned Business Park (BP).
2009 –Applicant initiates “due diligence” for property acquisition and determination of the “best and highest use”. Analyzes feasib ility of lodging
2013 a General Plan Amendment to rezone from BP to allow shopping center use.
2013 –City’s Land Use & Circulation Element (LUCE) update process initiated and adopted in December 2014. Subject property is consi dered
2014 a Special Focus Area.
2018
20 Mar.Rezoning, Specific Plan Amendment, Vesting Tentative Tract Map 3115, and Development Review applications are submitted to City.
Fall Airport Land Use Commission & ARC review and provide positive determination/recommendation.
2019
10 April Planning Commission reviews and recommends approval to the City Council.
07 May City Council Hearing, item is presented and continued per staff’s request.
2020
06 Feb.Project modifications are submitted with modifications to Tract Map 3115; design review of commercial development is deferred.
15 Sept.City Council Hearing, Rezoning, Specific Plan Amendment, VTTM 3115, assisted living development design is approved.
06 Nov.Development Review application for Medical and Commercial Buildings is submitted to City.
2021
15 Jan Development review application is deemed complete.
20 Jan ALUC makes a “Determination of Consistency” for modification from previous approval for building height for medical building.
01 Mar.ARC reviews and makes recommendations to the Planning Commission.
PROJECT HISTORYNWC of Broad St. and Tank Farm Rd. -A Mixed Use Project
B R O A D S T R E E T
T A N K F A R M R O A D
LEGEND:
Pedestrian Circulation
Vehicular Circulation
Westmont
Living
Separated Bike Path
Bike Lockers
Bike Racks
Transit Stop
BLDG. 1 -ICCC
BLDG. 3
BLDG. 2
BLDG. 4
SITE DESIGN & CONNECTIVITYNWC of Broad St. and Tank Farm Rd. -A Mixed Use Project
LEGEND:
Pedestrian Use / Patios
Views from/through site
Westmont
Living
BLDG. 1 -ICCC
BLDG. 3
BLDG. 2
BLDG. 4 B R O A D S T R E E T
T A N K F A R M R O A D
100’
22’
30’
OUTDOOR & OPEN SPACENWC of Broad St. and Tank Farm Rd. -A Mixed Use Project
PROJECT SITE
*
*
*
711 TANK FARM
*BROAD STREETTANK FARM ROAD
BUILDING 1 –ICCC
BUILDINGS 2 & 3 –COMMERCIAL
ARCHITECTURAL CHARACTER & CONTEXTNWC of Broad St. and Tank Farm Rd. -A Mixed Use Project
VIEW SOUTHWEST OF BUILDING 1 -ICCC FROM BROAD ST.
A
A
BUILDING HEIGHTNWC of Broad St. and Tank Farm Rd. -A Mixed Use Project
VIEW SOUTH OF SESLOC BUILDING FROM BROAD ST.
TANK FARM ROAD BROAD STREETB
B
SIGN PROGRAMNWC of Broad St. and Tank Farm Rd. -A Mixed Use Project
BLDG. 1 -ICCC
BLDG. 3
BLDG. 2
BLDG. 4
ICCC MONUMENT SIGN @ 69 SF
(QTY. 1)
COMMERCIAL BUILDINGS
MONUMENT SIGN @ 93 SF (QTY. 2)
WALL SIGN: ALLOWED 2 PER
TENANT (50 SF MAX PER SIGN)
BLADE SIGN: ALLOWED 1 PER
TENANT (6 SF MAX)
WALL SIGN: ALLOWED 3 TOTAL
(86.76 SF MAX PER SIGN)
BUILDING 1 -ICCC BUILDINGS 2, 3, 4 –COMMERCIAL
BUILDING COLOR & MATERIALSNWC of Broad St. and Tank Farm Rd. -A Mixed Use Project
City of San Luis Obispo –Planning Commission Review
24 March 2021
NWC of Broad Street and Tank Farm Road -A Mixed Use Project
3985 Broad Street
Applicant:
NKT TFB I, LLC
ARCH-0571-2020
BUILDING 1 -ICCC
BUILDING ELEVATIONS –ICCCNWC of Broad St. and Tank Farm Rd. -A Mixed Use Project
BUILDING 4BUILDING 3BUILDING 2
WEST
SOUTH
EAST
NORTH
WEST
SOUTH
EAST
NORTH
WEST
SOUTH
EAST
NORTH
BUILDING ELEVATIONS -COMMERCIALNWC of Broad St. and Tank Farm Rd. -A Mixed Use Project