HomeMy WebLinkAboutItem #2 - SPEC-1482-2018 (3985 Broad Street & 660 Tank Farm)Meetin g Date: June 13, 2018
Item Number: 22sz
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Conceptual policy review of two proposed projects on a site designated in the General Plan
Land Use Element as the Broad Street and Tank Farm Road Site Special Focus area. The proposed
projects include a retail shopping center with 49,000 square feet (NKT Development), and assisted living
facility of 133,655 square feet with 111 assisted living suites and 28 memory care studio units (Westmont
Living)
PROJECT ADDRESS: 3985 Broad Street & BY: Brian Leveille, Senior Planner
660 Tank Farm Road Phone Number: 781-7166
e-mail: bleveille@slocity.org
FILE NUMBER: SPEC-1482-2018 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Determine that the proposed projects conform with Special Focus Area
General Plan Land Use policies and direct staff to continue with the review of the proposed entitlements.
SITE DATA
Applicants Nicholas Tompkins, NKT Development
Westmont Development LP
Representative Carol Florence, Oasis Associates
Zoning Community Commercial with Special
Focus Overlay (C-C-SF), Business Park with
Airport Area Specific Plan overlay (BP-SP)
and Conservation Open Space with the
Airport Area Specific Plan overlay C/OS-
SP)
General Plan Community Commercial, Business Park, &
Conservation Open Space
Site Area Retail Shopping – 5.28 acres
Assisted Living – 4.79 acres
Environmental
Status
Conceptual review feedback is not subject
to CEQA review. An initial study will be
prepared to evaluate potential impacts
pursuant to CEQA.
1.0 BACKGROUND
The Broad Street at Tank Farm Road Site is designated in the General Plan Land Use Element as Special
Focus Area. General Plan policy guidelines for The Broad Street at Tank Farm Road Site state the site
is to mixed use and pay attention to the connectivity, safety and comfort of bicycle and pedestrian
circulation.
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SPEC-1482-2018 (3985 Broad Street and 660 Tank Farm Road )
June 13, 2018
Page 2
Staff held a pre-application meeting with the applicant on June 22, 2017. Staff provided feedback to the
applicant and their representative noting concerns on the configuration, uses, and connectivity (Pre-
application letter, Attachment 1). While some minor changes have been made to the site plan of the retail
commercial center, staff is requesting that the Planning Commission provide feedback on the overall
consistency of the project with Special Focus Area General Plan objectives for the site prior to
proceeding with detailed review and environmental analysis of the project.
2.0 SITE DESCRIPTION
The project site is located at the northwest corner of Broad Street and Tank Farm Road within the Airport
Area Specific Plan (AASP). Surrounding uses include SESLOC Federal Credit Union to the north, a
mobile home park to the west, Marigold Shopping Center to the east, and Mindbody offices and the Edna
Valley Market and Gas Station to the south. Orcutt Creek is located along the western boundary of the
project site. The majority of the site (8.5 acres) is zoned Community-Commercial with Special Focus
Area Overlay (C-C-SF). The Business Park (BP-SP) zoned portion of the site is approximately 1-acre
(Figure 1, below).
4.0 PROJECT DESCRIPTION
The proposed project includes a retail shopping center and assisted living facility. The proposed retail
shopping center development comprises 5.28 acres of the project area and consists of an anchor retail
grocer space and additional buildings for retail/restaurant use totaling 45,269 square feet (Attachment 3,
retail center plan sheets). The assisted living facility would occupy 4.79 acres of the westerly portion of
Figure 1. Project site and vicinity
Project site
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the project site (assisted living facility plan sheets, Attachment 4). The assisted living facility is two-
stories with 133,655 square feet and comprised of 111 assisted living suites and 28 memory care beds
(Attachment 2, applicant project narrative).
5.0 DISCUSSION
Staff is requesting early high-level comments from the Planning Commission to determine if the
proposed retail center and assisted living facility can be considered consistent with the overall General
Plan objectives for the site (LUE 8.13).
The key issues for consideration relate to the mix of uses on the project site. Policy 8.13 says that the
site will be “used as a mixed-use site” and will provide for a “mix of uses” but does not definitively
provide direction on any required residential component. The proposed project does include a mix of
uses, although each property is proposed to be developed individually. The site was rezoned Community
Commercial (C-C), which allows for mixed-use projects but does not require the inclusion and
integration of residential uses. The fundamental policy consideration may be the extent to which the
residential care facility1 can function as an integrated horizontal mixed-use project with the retail
development.
The Commissions’ discussion and feedback should be focused on whether the project is headed in the
right direction to implement Special Focus Area policies, or if modifications are needed to bring the
project into alignment with General Plan objectives for the site. The proposed uses and the functionality
as a mixed-use project are especially important considerations. The proposed assisted living facility is
not an allowed in the C-C zone as a stand-alone use. If the assisted living facility is not sufficien tly
integrated with the retail component to be classified overall as a mixed-use project, the zoning code
would not allow this use.
6.0 ATTACHMENTS
1. Pre-application letter
2. Applicant project narrative
3. Project Plans – Retail Commercial (NKT Development)
4. Project Plans – Assisted Living (Westmont)
1 Residential Care Facilities are classified as residential uses in Zoning Code section 17.22 (Table 9)
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June 29, 2017 (Sent via Email)
NKT Commercial, LLC
684 Higuera Street,
San Luis Obispo, CA 93401
Oasis Associates, Inc.
3427 Miguelito Court
San Luis Obispo, CA 93401
RE: Pre-Application Meeting
[PRE-0671-2017 (660 & 670 Tank Farm Road and 3985 Broad Street):
45,000 square foot commercial center, memory care center and an assisted
living facility]
Dear Ladies and Gentlemen:
On June 22, 2017, the applicant team of 660 & 670 Tank Farm Road and 3985 Broad Street
and representatives of City Departments met to discuss the subject project. Attached are
notes from the meeting discussion as well as additional notes from the individual
departments.
Planning Review
Rachel Cohen
rcohen@slocity.org (805)781-7574
1. The parcels are zoned BP-SP and C-C-SF. There is not a mixed use (MU) overlay,
but rather specific direction in the General Plan (LUE Policy 8.13) regarding mixed-
use development that is consistent with the Community Commercial and Office land
use designations.
2. Staff recommends that the proposed project go through the amendment process and
the environmental review with the adjacent project located at 650 Tank Farm. Once
through that part of the process the two projects could proceed on their own
timelines.
3. Per section 17.57.020(A), the AOZ does not apply to the site because the site is
within a specific plan (the Airport Area Specific Plan (AASP)) and development
standards, regulations and policies shall be followed per that specific plan. The
Attachment 1
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proposed use of a Memory Care Facility and an Assisted Living Facility is not
clearly defined in the ALUP (is it residential or not). The applicant will need to work
with County Staff to help determine how to define the use and how it meets the
ALUP requirements.
4. LUE Policy 8.13 specifically states the any project on the proposed site is to be
mixed use and pay attention to the connectivity, safety and comfort of bicycle and
pedestrian circulation. Staff has some concerns with the proposed site plans:
a. Currently the proposed retail/commercial portion of the project layout
appears to be a traditional shopping center and is designed for cars. The
project should include a site layout that is oriented more towards the
pedestrian with retail and commercial closer to the street. Placing the
retail/commercial along the street allows for opportunities like patios and
plazas that encourage people to hang out in the shopping center for longer
periods of time.
b. Residential structures (such as the assisted living and memory care center or
apartments, or townhomes, etc.) should be interior to the site to buffer them
from noise created along Tank Farm and Broad Street. Some examples of
commercial and residential mixed use projects include the Black Horse site
on Broad Street and the Fresh and Easy mixed use project at Broad and Santa
Barbara.
c. The proposed project has a mix of uses, but those uses appear very separate
from each other and do not appear to include the best connection between the
two uses on the site. Please show on the site plan how the projects are
accessible for pedestrians, as well as how they encourage pedestrian
circulation.
5. Process –
Specific Plan and General Plan Amendment
a. Environmental Review
b. ALUC
c. Planning Commission
d. City Council
Architectural Review
a. Architectural Review Commission
Engineering Development Review
Hal Hannula
hhannula@slocity.org (805)781-7201
6. Clarify the existing and proposed offers of dedication in accordance with the AASP.
Attachment 1
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7. The applicant shall clarify the timing of the entire development. Clarify the phasing
of the development including the future development phasing.
a. Access to the signalized intersection shall be required with Phase 1 unless
otherwise deferred by the City. It appears that half the access road is included
in the hatched future development part.
8. Provide an overall site pedestrian, bicycle, and vehicular circulation plan for the
surrounding area. The circulation plan shall extend up to the signalized intersection
at Industrial Way.
b. Clarify the requirements/dimensions for the RI/LI/RO driveway off of Broad
Street to the satisfaction of the Transportation Division.
c. Clarify access controls out of the RI/RO driveway off of Tank Farm Road.
9. The ARC submittal shall include a complete topographic map.
d. The topographic map shall show and label the disposition of all structures,
utilities, private waste disposal systems, trees, and site improvements.
e. A complete tree survey shall be required. The tree survey shall label the size
and species of all trees. Tree canopies should generally be shown to scale for
reference. Tree removals shall be reviewed by City Urban Forest Services.
f. The topographic map shall clearly show and label the creek top of bank and
creek setback (AASP – 35’ creek setback) to the satisfaction of the Natural
Resources Manager and any required regulatory agencies.
10. The ARC submittal shall include a preliminary report/strategy to show compliance
with the Post Construction Stormwater Requirements of the Regional Water Quality
Control Board, the Waterway Management Plan Drainage Design Manual, and the
Airport Area Specific Plan.
11. The ARC submittal shall include an analysis of the creek channel in accordance with
FEMA requirements and the Drainage Design Manual.
g. Any proposed new creek crossings for this project or for SESLOC shall be
analyzed in accordance with FEMA requirements and the Drainage Design
Manual.
12. The ARC submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing
underground services shall be shown along with any proposed alterations or
upgrades. All work in the public right-of-way shall be shown or noted. Note: there
Attachment 1
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is underground Fiber along Broad Street. All mains in the right-of-way shall be
shown and labeled.
Transportation Review
Jake Hudson
jhudson@slocity.org (805)781-7255
13. East Tank Farm area development may need a combined traffic impact study.
14. Project will be required to complete Tank Farm widening along frontage and
transition to existing beyond.
15. Consolidate Broad driveway access with the Bank Driveway with channelized and
restricted right in/out only.
16. Modify Mid-Tank Farm Driveway to restricted right in/out only with raised island.
17. Street along creek shall include a public access easement and realigned to be
continuous to the mindbody signal.
Utilities Review
Miguel Barcenas
mbarcenas@slocity.org (805)781-7507
18. The applicant shall submit a plan that delineates the location of the property’s proposed water
meter(s), water services, and sewer laterals to the points of connection at the City water and
sewer mains. Plans shall clarify the use of the existing well/wells on the property. Plans shall
note that all proposed water and sewer utilities shall be constructed consistent with City
standards.
19. Please provide the estimated potable water and recycled water (irrigation) demand for the
proposed project by phase.
20. Using the City’s existing hydraulic model for the potable water distribution system, the
applicant shall conduct detailed hydraulic modeling to ensure that sufficient capacity is
available to serve proposed project and protect public health. Offsite capacity improvements
identified though the modeling process may need to be completed prior to project occupancy.
21. For either apartment units or condominiums, a master water meter and privately owned sub-
meters would be required. Each residential unit shall be billed according to water use by the
property’s management or home owner’s association.
22. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water with a metered water service to a recycled water line located
in Tank Farm Road (extend across project’s frontage from Tank Farm and Broad Street
intersection). 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
Attachment 1
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requirement that sites utilizing recycled water require backflow protection on all potable service
connections.
23. Consistent with the City’s Solid Waste Enclosure Standards, please include size, capacity, and
location of the solid waste enclosures to serve the project. Applicant will need to contact the
General Manager of San Luis Garbage Company (SLG) at 805-543-0875, and obtain in writing
that the proposed enclosures and collection method meets the SLG requirements.
Natural Resources
Bob Hill
rhill@slocity.org 781-7211
24. Airport Area Specific Plan (AASP) policies 3.2.1; 3.2.11; and 3.2.18, as well as
AASP Programs 3.3.1; 3.3.7; and 3.3.14 appear applicable to this project. For site
planning purposes, a 35-foot creek setback is required. A depiction of how creek
setback are determined is shown in Zoning Regulations 17.16.025.
25. The Tank Farm Road driveway access does not appear to meet a 35-foot setback as
shown on the preliminary site plans.
If you have any questions regarding the attached information, please contact me at (805)
781-7574 or by email at rcohen@slocity.org.
Sincerely,
Rachel Cohen
Associate Planner
Community Development
919 Palm Street, San Luis Obispo, CA 93401-3218
E rcohen@slocity.org
T 805.781.7574
slocity.org
Attachment 1
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NKT Development LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. 20 March 2018 rev. 27 April 2018
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Application Supplement
NWC Broad Street and Tank Farm Road Mixed-use
a shopping center & assisted living facility
3985 Broad Street & 660 Tank Farm Road, San Luis Obispo, CA
053-421-003, 053-421-004
20 March 2018, rev. 27 April 2018*
I. INTRODUCTION & EXECUTIVE SUMMARY
Since 2005, the Business Park zoned subject properties have been included in the City’s Airport Area
Specific Plan (AASP). While the land use concepts for the AASP have always been intended to meet
multiple City goals, modifications to that vision can change over time. In that context, the Land Use and
Circulation Element, updated in December 2014, recognized the need to change the zoning on the two
subject parcels to facilitate development based upon changing market trends, while maintaining the
essential blueprint for the area’s future.
While comprehensively planned for and presented together as a mixed-use project, the two projects are
distinct. The project proponents, and their respective design team members, are excited to lodge an
application for a contemporary shopping center on the northwest corner of Broad Street and Tank Farm
Road and an assisted living facility, to be located west of and adjacent to the shopping center on Tank
Farm Road.
Nicholas Tompkins, the principal of NKT Development LLC, is a seasoned commercial and shopping
center developer. To his shopping center credits is the remodel of University Square, San Luis Obispo
(completed) and the Enos Ranchos development, Santa Maria (also completed). In addition, NKT has
been responsible for multiple commercial buildings in the City – the business park located on the
southwest corner of Broad Street and Tank Farm Road, the MindBody campus, and the soon to be
constructed mixed-use project on the vacant corner of Monterey Street and Santa Rosa, to name a few.
Westmont Living, Inc./Westmont Development LP is a senior housing construction and management
company that is focused on building value for their constituents: residents, families, and team members.
Principals Michael O’Rourke, CEO and Andy Plant, President have been committed to senior housing
with a combined tenure of over four decades. They are supported in their efforts by over 700 employees,
who operate eleven (11) senior housing communities that includes 1,300 units/beds in California and
Oregon. They see their investment in San Luis Obispo to be a natural extension of their vision for
“inspired retirement living” ®
From an entitlement perspective, the above-mentioned proposals will require the following from the
City.
• Environmental Review and Determination
• Planning Commission Use Permits and, ultimately Building Permits, for both projects;
• A Vesting Tentative Tract Map 3115;
• An amendment to the Airport Area Specific Plan;
• Approval of off-site Public Improvement Plans, including a minor design exception for the Tank
Farm Road right-of-way.
Attachment 2
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NKT Commercial LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. 20 March 2018, rev. 27 April 2018
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II. PROJECT TEAM
Overall/Common Team
A. Property Owner
NKT DEVELOPMENT, LLC
c/o Nick Tompkins
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
(805)-541-9004
B. Applicant’s Agent
OASIS ASSOCIATES, INC.
c/o C.M. Florence, AICP
3427 Miguelito Court
San Luis Obispo, CA 93401
(805) 541-4509
cmf@oasisassoc.com
C. Civil Engineer
BETHEL ENGINEERING
c/o Lori Speer, PE
2624 Airpark Drive
Santa Maria, CA 93455
(805) 934-5767
lori@dbaengineers.com
D. Biologist
SAGE INSTITUTE, INC.
c/o David K. Wolff
1320 Van Beurden, Ste 202-D4
Los Osos, CA 93402
(805) 434-2804 x 102
dwolff@sageii.com
Shopping Center Team
E. Applicant
NKT DEVELOPMENT, LLC
c/o Nick Tompkins
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
(805)-541-9004
F. Architect
McKENTLY MALAK
ARCHITECTS
c/o Ken McKently, AIA
35 Hugus Alley Ste 200
Pasadena, CA 91103
(626) 583-8348
ken@mckently.com
G. Landscape Architect
SMP ENVIRONMENTAL DESIGN
c/o James L. Burrows
979 Osos Street, Suite B6, San Luis
Obispo, CA 93401
(805) 439-3209
jburrows@smpinc.net
Assisted Living Center
H. Applicant
WESTMONT DEVELOPMENT, LP
c/o Michael O’Rourke
7660 Fay Avenue, Ste M
La Jolla, CA92037
(415) 317-9969
I. Architect
LENITY ARCHITECTURE
c/o Aaron Clark, AIA
3150 Kettle Court SE
Salem, OR 97301
(503) 399-1090
aaronc@lenityarchitecture.com
J. Landscape Architect
LENITY ARCHITECTURE
c/o Brian Lind
3150 Kettle Court SE
Salem, OR 97301
(503) 399-1090
brianl@lenityarchitecture.com
Attachment 2
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NKT Commercial LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. 20 March 2018, rev. 27 April 2018
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III. PROJECT CONTEXT- REGULATORY AND PHYSICAL
To frame the projects within the context of the City’s regulatory and physical framework, the following
describes the regulatory “inspiration” for the projects and the surrounding zoning and land uses.
A. Land Use Element Update
The update to the General Plan – Land Use and Circulation Element (LUCE) included a number of
“special focus” areas within the City. The subject properties are included in the LUCE programs §8.13
Broad Street at Tank Farm Road Site. Specifically, the section reads,
Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10-
acre site will be used as a mixed-use site, providing for a mix of uses as described under the
Community Commercial and Office designations. The site will provide a strong commercial
presence at the intersection. Areas along the creek on the western edge of the site will be
appropriately buffered to provide creek protections. Attention to connectivity, safety and
comfort of bicycle and pedestrian circulation will be especially important in the development
of this corner.
In concert with the City, the property owner participated in the LUCE update process with the resultant
land use category change and vision for development. While part of the General Plan, the noted
modifications will now need to be embedded into the Airport Area Specific Plan as part of this
application. See below for additional details.
B. Surrounding Zoning/Uses
The properties, located within Airport Area Specific Plan represent a mixture of uses that speak directly
to the City’s blueprint for a forward-thinking, community driven, and economically sustainable
development, as noted by the referenced zoning/uses.
LAND USE CATEGORY EXISTING USES /TENANT
North . – Business Park (BP-SP) ............................ SESLOC Federal Credit Union
South – Business Park (BP-SP) ............................ Mindbody, Edna Valley Market & Gas Station
East – Community Commercial (C-C) .............. Marigold Shopping Center
West – Medium Density Residential (R-2-SP) ... Hidden Hills Mobilodge
Note: “SP” denotes the property is within a Specific Plan area
C. Existing Conditions
The two-parcel, 10±-acre property, contains a single-family residence at 660 Tank Farm Road (APN
053-421-004), while 3985 Broad Street (APN 053-421-003) is currently vacant; an earlier development
was demolished several years ago. The site topography is relatively level and currently supports non-
native annual grassland and ruderal habitats. There is existing soil stockpile on the southern area, which
is to be used for the site grading of the proposed development. The site’s north and west boundaries are
defined by drainage swales that flow west to the confluence with Orcutt Creek. The existing riparian
habitat is generally in poor condition and will be enhanced as part of the project. As noted in the AASP,
development in the area was intended to re-use and regenerate both the natural and built environments.
The proposed projects are clearly representative of this vision.
Attachment 2
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NKT Commercial LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. 20 March 2018, rev. 27 April 2018
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IV. NARRATIVE PROJECT DESCRIPTIONS
A. Shopping Center – NKT Development LLC
The shopping center’s design team has availed themselves of the City’s regulatory framework with a
special focus on the Community Design Guidelines. Specifically, Chapter 2 that describes the general
design principles for site design and building design, and Chapter 3, §3.2 that focuses on the guidelines
for large-scale retail projects and, expressly, the City’s expectations for quality and excellence in their
design.
1. Project Description *
The proposed retail shopping center, located on the northwest corner of Broad Street and Tank Farm
Road, occupies the easterly 5.28 acres of the overall project area. (The Westmont Living portion of the
project is located west of the retail component.) The approximately 49,269 square feet of commercial
building area is anchored by a 21,981 square foot grocer. Five (5) other buildings make up the remaining
27,288 square feet and will be comprised of a combination of retail shops and restaurants that include
pedestrian-oriented exterior dining areas and plazas, and related circulation.
Building # Building SF Description
1 21,981 Grocer
2 8,026 Retail
3 3,205 Retail
4 4,835 Restaurant
5 4,982 Restaurant
6 6,240 Retail/Restaurant
49,269 TOTAL SF
2. Site Plan Layout, Vehicular & Pedestrian Circulation
Multiple points of access will serve the retail center. Access from Tank Farm Road is proposed via a
north-south driveway that is shared with the Westmont Living portion of the site. Access from Broad
Street is provided by a driveway located along the northerly property line. This driveway will also
provide access to the SESLOC building. To avoid a proliferation of access points, the existing right-
in/right-out driveway access to SESLOC from Broad Street will be eliminated.
The site plan is configured with the smaller buildings located along the street frontages to form a “street
wall” with the parking located between the perimeter buildings and the anchor grocer. The anchor
building is located in the northwest quadrant with its entry set at the southeast corner of the footprint
near the center of the site. This arrangement will enable the anchor building entry to be visible from both
street frontages and between the other structures. The remaining buildings are held tight to the setback
lines on the Broad Street and Tank Farm Road frontages.
Paired groupings of buildings frame the main street corner, as well as the main entry at the northeast
entry drive. Pedestrian access from the public sidewalk is provided at each corner of the site and at
intermediate points, both on Broad Street and Tank Farm Road. At the “hard” corner of Tank Farm
Road and Broad Street, a pedestrian walkway leads from the intersection diagonally between Buildings
Three and Four to an interior dining patio. From the northeast corner at the entry drive on Broad Street ,
Attachment 2
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NKT Commercial LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. 20 March 2018, rev. 27 April 2018
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the pedestrian access passes through a patio and between Buildings Five and Six to the interior parking
area and storefronts. Internal walkways link the retail buildings and connect to the Westmont Living
project and the SESLOC property.
3. Architecture
The building design vocabulary combines simple shed roof forms and overhangs with board and batten
siding to emulate the massing, scale and materials found in rural structures. Individual wall planes and
surfaces are articulated vertically and horizontally to provide variation dimensionally. In addition, a
mix of storefront, plaster surfaces and vertical siding are incorporated to provide variation in wall
finishes. Cantilevered awnings, canopies and trellis elements provide shade and an additional
dimensional layer to the elevations. The color selections for the project is intended to reflect the natural
color of the materials and a neutral earth tone palette.
4. Landscape Architecture
The landscape concept is designed to create a “softscape” character consistent with San Luis Obispo’s
vernacular landscape that is characterized by the natural, ornamental, and agricultural landscapes. The
City of San Luis Obispo planning documents, such as the Airport Area Specific Plan and Community
Design Guidelines informed the design to meet City goals, while creating a project specific attractive
and sustainable landscape that complements and is consistent with neighboring urban landscapes.
Plantings along streets will employ a relatively simple palette of trees, shrubs , and ground covers for
continuity with the character of the local urban landscape. Trees and shrubs are selected to highlight
building entries, complement building scale, and screen less interesting site features, such as trash
enclosures and utilities.
Plant material has been selected for drought-tolerance and to provide a variety of forms, leaf color and
texture, and flower color to create variety and interest throughout the year, especially where adjacent to
pedestrian pathways and gathering areas. Plant material has been located to respond environmental
factors and provide cooling of ambient temperatures, by shading outdoor gathering areas and sun-
exposed south- and west-facing building walls. Plant species are selected for compatibility with local
microclimatic conditions and to assure long-term sustainability, an attractive appearance, and to reduce
water use and maintenance needs.
Irrigation system design will adhere to the City of San Luis Obispo Water Efficient Landscape
Ordinance (WELO) by utilizing fully automatic “Smart” controllers, low-flow irrigation systems design
which separates hydrozones and incorporates flow sensors and rain shutoff capabilities. Appropriate
soil amendments, fertilizers, and mulch will be utilized to provide root zone health and to improve the
water holding capacity of the soil.
B. Assisted Living Facility – Westmont Living
Since, 1996, the principals of Westmont Living have been developing and operating high-quality senior
housing communities throughout California and Oregon. Their highest priority is resident care and
comfort. See www.westmontliving.com for additional company details.
Attachment 2
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NKT Commercial LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. 20 March 2018, rev. 27 April 2018
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1. Project Overview
The Westmont Living project will occupy an approximate 4.79-acre portion of the 10-acre site. The two-
story 133,655 square foot building contains 139 units consisting of 111 assisted living suites and 28
memory care beds. The project is proposed to be phased. Phase 1 will include seventy-two (72) assisted
living suites and twenty-eight (28) memory care studio units. Phase 2 will consist of thirty-nine (39)
assisted living suites. The proposed program offers an “aging in place” model where residents join the
community and services are provided on an “as needed” basis. The entire project will be licensed by the
State of California as a residential care facility for the elderly (RCFE).
Westmont Living residences are exclusively designed for persons 60 years of age or older, or persons
under 60 years of age with comparable needs. Westmont Living’s typical resident is 84-years old, single,
with either a desire for a socialized environment and the convenience of dining, activities and
immediately available amenities, or is experiencing a growing need for personal assistance with daily
activities. Approximately 10% of residents will be couples and fewer than 25% of residents drive their
own cars.
Services onsite include three meals per day, prepared from scratch by a dedicated culinary services team.
Wait staff serve meals in the central dining room or residents may reserve the family dining room f or a
special event or intimate meal among loved ones. The facility has no set meal times allowing residents
to dine according to their own schedule.
Entertainment, activities and exercise programs, a movie theatre, and even a beauty/barber shop are
available on-site. Physical fitness is a priority at Westmont Living communities, as residents gain vitality
through strength training and cardiovascular exercise programs. Recreational activities also encourage
residents to socialize and connect with one another. Regular planned group outings allow residents to
visit museums and galleries or attend concerts and theater performances. Assisted living services and
specialized services are additional and charged on an a la carte basis. This allows residents to pay only
for the extra services they need. The community operates as a month-to-month tenancy, and there are
no extravagant “buy in” costs.
2. Staffing, Visitors, and Guests
The Westmont Living community is a 24-hour per day operation. A full-time general manager is on site
to oversee daily operations of the facility. A management team consisting of a director of nursing,
culinary director, business office manager, maintenance director, activities director, memory care
director, and memory care activities director supports the general manager. Based on the proposed size
of the facility, there would be approximately eighty (80) employees, including full-time and part-time
positions.
In addition to Westmont Living staff, private contractors, including food del ivery, hospice care, and
landscape maintenance staff, provide additional services. The maximum number of private contractors
on the premises at any one time is estimated to be four. This anticipates a worst-case scenario, in which
food delivery, hospice care and landscaping were to occur at the same time. Food delivery will typically
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occur on a weekly schedule and at non-peak traffic times, such as very early mornings, mid -mornings,
or early afternoon.
Visitors typically arrive throughout the day, with most visits occurring between 9:00 a.m. to 7:00 p.m.
On a typical day, there are no more than five (5) total visitors.
3. Vehicular & Pedestrian Circulation
The project site is designed to obtain access from Tank Farm Road at the MindBody signalized
intersection. Access to the rear of the building (i.e., back of house) is from the right in/right out driveway
serving both the shopping center and assisted living facility. The signalized intersection at Tank Farm
Road allows for access to the SESLOC facility to the north and, ultimately, to the signalized intersection
at Industrial Way and Broad Street. This main entry drive (really a private road with a public access
easement, similar to SESLOC’s roadway) encroaches slightly into the designated “creek setback”. The
top of bank and the noted encroachment has been reviewed on-site with the City’s Natural Resource
Manager. To compensate for this minor encroachment, the project includes enhancement of the drainage
swale to create a riparian corridor. See Appendix A for an exhibit of the creek setback encroachment
areas.
The entry to the facility is off the main driveway and noted with a porte cochere and drop off area.
Guest parking, van, and accessible parking is located at the front of the building with employee
parking at the rear. Pedestrian connections (i.e., designated crossings) are provided from the assisted
living facility to the shopping center, as well as to the SESLOC facility.
Typically, very few residents drive or bring their vehicles with them when they move to a Westmont
Living facility. As such, a private luxury minivan takes residents shopping, to doctor’s appointments,
and to various activities within the greater community. Since residents seldom drive and transportation
is provided by the facility, less than two (2) trips per day per suite is expected for visitors and staff,
which are primarily outside of peak hours. This is significantly lower than a conventional residential
or commercial development and without the peak hour trip generation.
Typically, a parking ratio of one (1) parking space per two (2) suites is sufficient for staff, guests,
and residents. These numbers are based on the “Assisted Living (254)” classification from the
Institute of Transportation Engineers (ITE) Manual, which lists parking rates for an Assisted Living
use at peak parking demand at a rate of .41 vehicles per unit. Westmont Living has been developing
and operating assisted living communities since 1996 and in their experience has found this parking
ratio adequate.
This development is proposing seventy (70) total spaces, including four (4) accessible spaces. With
a total of 139 suites, this represents a ratio of 0.50 parking space/unit. The parking ratio allows an
increase in landscaping and open space to create a better environment for residents and adjacent
property owners. Six (6) short- and five (5) long-term bicycle parking is also provided. As a
comparison the City’s Zoning Regulations require 1 parking space for every 4 beds in a residential
care. There are is a total of 150 beds proposed, this equates to a requirement of 38 parking spaces.
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4. Building Layout & design
The building layout for an assisted living and memory care community provides for the unique health,
safety and welfare needs of the seniors it serves. Residents require easier access to amenities and
activities through reduced walking distances, additional security and safety, as provided by 24- hour
staff availability. In addition, social and physical activities promote interaction and reduce isolation.
The entire building is ADA accessible, as are individual suites. Suites are barrier free, include grab bars
in bathrooms, and provide emergency pull cord systems to alert staff of an emergency. These design
features combined with 24-hour staffing ensure the safety and protection of residents who otherwise
would be at risk living completely independently.
Assisted living suites contain a stackable washer/dryer and private full bath with accessible shower
enclosure. One and two-bedroom suites contain kitchens with a sink, dishwasher, cabinets,
microwaves, and ovens with range tops. Studios provide kitchenettes that do not have ovens or
dishwashers but include a cooktop, refrigerator, and microwave. By providing the services and
conveniences of home, the program helps smooth the transition process for residents into higher levels
of care.
The memory care neighborhood contains both private and semi-private memory care suites, a large
communal dining room, activity and living areas, along with a private secure memory care courtyard.
Private memory care suites each have a full bath, but do not contain kitchenettes or stackable
washer/dryers. The semi-private suites differ only a full bath being shared between two private
sleeping rooms. The memory care neighborhood has a secured perimeter, offering superior
individualized care for residents suffering from Alzheimer’s Disease or other age-related dementias.
The building design utilizes internal courtyards, increasing daylight throughout the building and
providing secure outdoor space for residents. The circular formation of the wing provides shortened
travel distances to common spaces, amenities, dining rooms, and staff. The assisted living and memory
care programs share a single commercial kitchen, commercial laundry facilities, and staff areas, which
are centrally located for efficiency.
Common areas are located throughout the building to provide easy access to all residents. While
resident’s privacy is important, the design of the building encourages interaction with neighbors, sharing
in onsite activities, and visiting with staff. Loneliness and isolation along with physical constraints and
ambulatory concerns are addressed with the building design.
5. Architecture
The proposed two-story, thirty-two (32) foot high building’s design incorporates the architectural style
and materials from the surrounding neighborhood and the eclectic styles found within the City. The
color palette is decidedly neutral, and materials consist of a mix of Alumawood, Hardie siding, stucco,
board and batten, and stone to create a natural look. While the assisted living facility represents the
residential component of this overall mixed-use project, its architectural language communicates with
the style proposed for the shopping center with use of simple shed roof forms, board & batten and lap
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siding. The project will also include the liberal use of wood columns and beams with restrained use of
stone veneer to accent the main entry. Individual wall planes and surfaces are articulated vertically and
horizontally to provide variation dimensionally.
6. Landscape Architecture
The modifications to the Tank Farm Road right-of-way includes a 5-foot landscaped parkway. Between
the new sidewalk and the proposed building is a landscaped area ranging in size from 15 -feet to 30-feet.
Pedestrian circulation from the new sidewalk to the facility is provided at both entry points. Public art
is proposed for the large landscaped area in the front of the facility.
Private landscaped courtyards provide areas of outdoor respite for the residents, while maintaining the
requisite safety and security. The landscape around the building exterior provides additional visual
interest and texture. The planting palette includes some of the same plants used in the shopping center
design, providing additional continuity between the projects.
Plant material has been selected for drought-tolerance and the irrigation system design will adhere to
the City of San Luis Obispo Water Efficient Landscape Ordinance (WELO) by utilizing fully automatic
“Smart” controllers, low-flow irrigation systems design which separates hydrozones and incorporates
flow sensors and rain shutoff capabilities.
C. Site Design & Related Improvements
1. Drainage – Shopping Center
The proposed retail shopping center has been designed to manage stormwater runoff from the six (6)
proposed buildings, landscaping, parking and drive aisles, and direct the water into underground storage
facilities. The impervious areas on site have been design with slopes and grading to direct stormwater
through a storm drain system that will route the stormwater to the two (2) proposed underground storage
facilities.
The attached Storm Water Control Plan (See Appendix B) has been prepared to demonstrate how the
underground storage facilities will treat and retain the 95th percentile storm event on site, while managing
the peak flows for the 2-year through 10-year storm event. The proposed stormwater system has been
designed to be in compliance with the City of San Luis Obispo’s Post-Construction Storm Water
Requirements (PCR) that requires that the post-developed flows not exceed those of the pre-developed
conditions. In addition to the PCRs, an additional drainage study was completed to support how the
proposed storm drain system meets the City of San Luis Obispo’s Retardation Basin Capacity Standards.
The study confirms that the post-developed construction peak flows for larger storm events do not
exceed those of the pre-developed conditions. (See Appendix C)
2. Utilities – Shopping Center
The proposed retail center, consisting of six (6) buildings, will have domestic water, recycled water,
sewer, and fire services. See the Composite Utility Plan/ C-1, Bethel Engineering, for layout and the
related easements. Easements are also shown on the Vesting Tentative Tract Map. The specific buildings
and related services are noted below
Attachment 2
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Building
#
H20 Service &
Meter Size Details
1 2-inch/1.5-inch Tie-in to the ex. 12-inch water main in Tank Farm Road
2 2-inch/1.5-inch Line runs parallel to the service line for Bldg. 1
3 2-inch/1.5-inch Tie-in to the ex. 12-inch main in Tank Farm Road. House
meter for the two units in Bldg. 3
4 (3) 2-inch/1.5-inch Line runs parallel to service line for Bldg. 3. Three (3) meters
for three potential tenant spaces
5 (4) 2-inch/1.5-inch Tie-in to the ex. 12-inch cast iron concrete pipe in Broad St.
Four (4) meters for four potential tenant spaces
6 (4) 2-inch/1.5-inch Line runs parallel to service for Bldg. 5 to serve four (4)
potential tenants
All
Buildings
1-inch recycled Tie-in to the ex. main in Tank Farm Road to service all
landscape irrigation requirements
Fire Service
1 & 2 6-inch w/DC BFP Tie-in to the ex. 12” water main in Tank Farm Road and split to
service 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
5 & 6 6-inch w/DC BFP Tie-in to the ex. 12” water main in Broad Street and split to
service each building and to the on-site fire hydrants
In addition to the domestic water line services, the proposed buildings will each have sewer laterals to
serve each building, as noted below.
Building
# Sewer Service Details
1 - 5 6-inch shared lateral Tie-in to the ex. 18-inch sewer main in Tank Farm Road and
distribution to each building.
6 4-inch Tie-in to the ex. 12-inch sewer main in Broad Street.
3. Drainage – Westmont Living
The proposed assisted living facility at 660 and 670 Tank Farm Road has been designed to manage
stormwater runoff from the proposed roads, parking lot, drive aisles, landscaping and proposed building.
The runoff will be directed toward an underground storage facility to facilitate storm events and hold
the 95th percentile storm event on-site. The impervious areas from the proposed site layout are directed
toward the proposed storm drain system. This allows the stormwater runoff to be collected as surface
flow and then direct it to the storm drain system and, ultimately, routed to the proposed underground
storage facility.
The attached Storm Water Control Plan (see Appendix B) demonstrates how the proposed underground
storage facility will be used to treat and retain the 95th percentile storm event on-site, while managing
the peak flows for the 2-year through 10-year storm event. The proposed stormwater system has been
designed to be in compliance with the City of San Luis Obispo’s Post-Construction Storm Water
Requirements (PCRs) 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
Attachment 2
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proposed storm drain system meets the City of San Luis Obispo’s Retardation Basin Capacity Standards.
The study confirms that the post-developed construction peak flows for larger storm events do not
exceed those of the pre-developed conditions. (See Appendix C)
4. Utilities – Westmont Living
The proposed assisted living facility’s utilities will include domestic water, recycled water, sewer, and
fire services. See the Composite Utility Plan/C-1W Bethel Engineering, for layout and the related
easements. Easements are also shown on the Vesting Tentative Tract Map. The specific buildings and
related services are noted below.
Building H20 Service
& Meter Size Details
Assisted Living 4-inch/3-inch Tie-in to the ex. 12-inch water main in Tank Farm Road
1-inch recycled Tie-in to the new recycled water main in Tank Farm Road to
service all landscape irrigation requirements
Fire Service
Assisted Living 8-inch /8-inch
DC BFP
Tie-in to the ex. 12” water main in Tank Farm Road and split
to service each building and split to service the building and the
on-site fire hydrants
Building Sewer
Service Details
Assisted Living 8-inch lateral Tie-in to the ex. 18-inch PVC sewer main in Tank Farm Road
5. Public Improvements
The Airport Area Specific Plan (AASP) identifies several public improvements (PIPs) that have been
incorporated into the project and, more specifically, includes improvements along Tank Farm Road and
Broad Street, and related utility tie-ins. The public improvements are depicted on Sheets 1 – 7 of the PIP
plan set (Bethel Engineering). See sections 3 and 4 above for a detailed description of the utility tie-ins.
All roadway improvements reflect the proposed sections noted in the AASP with the exception that the
travel lanes on Tank Farm Road are noted as eleven (11) feet versus twelve (12) feet. This design
exception is presented on Exhibit A – Specific Plan Tank Farm Road Full Build-out, (Bethel Engineers,
05 Dec 2017). Exhibit B depicts the project proposed street section along Tank Farm Road. (See
Appendix D) The constraints associated with the “full” build-out include:
1) Additional “take” along the shopping center project;
2) Conflicts with the existing drainage facilities at the MindBody intersection;
3) Relocation of the ex. signal pole; and
4) A sixteen (16) foot jog in the west bound through lane at the intersection.
The proposed retail shopping center project includes surface road improvements to Broad Street as
shown in Exhibit C. In addition to the improvements being depicted on the PIP plan set, the preliminary
grading/drainage and utilities plans also reflect these improvements.
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The proposed street frontage improvements for both Tank Farm Road and Broad Street consist of curb,
gutter and sidewalk and parkways along the project frontages as depicted in the AASP. The proposed
Broad Street entry to the shopping center will require removal of the right -in/right-out entry to the
SESLOC property, north of and adjacent to the shopping center.
6. Biological Resources (both projects)
The site currently supports disturbed non-native annual grassland and ruderal habitats (i.e., previously
disturbed). The majority of the site has been developed with buildings, etc., as recent as 2003, and dating
back to at 1937. The residential development at 3985 Broad Street appears to have been vacant between
2004 and 2013 when buildings were removed, and the surface was cleared leaving only the non-native
trees. The existing residence at 660 Tank Farm Road is to be removed as part of the proposed
development. An approved soil stockpile has been placed on the southwest corner of the property. An
ephemeral drainage with a low-flow channel and a small adjacent wetland floodplain at the eastern reach
enters the site through a 24-inch culvert in the northeast corner of the property (across from the Marigold
Center entry of Broad Street) and flows west to the confluence with Orcutt Creek, located in the
northwest corner of the shopping center site. Orcutt Creek flows southwesterly along the west edge of
the assisted living property to a culvert under Tank Farm Road. The property is bordered by urban
development on the north, east, and south sides with residential development to the west.
A Biological and Wetland Resources Assessment has been completed for the subject properties (See
Appendix E). The AASP acknowledges and supports the “re-use and regeneration of both the natural
and built environments”. Part of the project(s) description is to enhance the riparian corridor and replace
a small wetland removed to enable the entry off Broad Street. Based on the existing conditions of the
site(s), project implementation would not result in any substantial adverse effects on biological,
botanical, wetland, or riparian habitat resources. While the site, grading, and architectural plans identify
improvements adjacent to the existing low-flow channels, the measures incorporated into the project(s),
will render both direct and indirect project impacts on biological and wetland resources less than
significant. In addition, given the mostly ruderal habitat affected within the urbanized City of San Luis
Obispo, the proposed project impacts would not be considered cumulatively considerable.
V. PROJECT PROCESSING AND APPROVAL(S) COMPONTENTS
A. Environmental Determination
The Land Use and Circulation Element (LUCE) update was supported by an Environmental Impact
Report [(EIR) 2035 Land Use & Circulation Update, Final Program EIR, September 2014,
SCH#2013121019]. The program EIR included the subject property - Site ‘R’ and anticipated a mix of
residential units and commercial square footage. The proposed project(s) are consistent with the
identified and intended project outlined in the LUCE EIR and should be used to inform any additional
environmental analysis. In that context, additional project specific analysis and reports are included with
this application to provide City staff with the detailed information to complete an Initial Study. The
resulting environmental determination is to be reviewed by the Planning Commission with a
recommendation to the City Council for their ultimate review and adoption.
.
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B. Airport Area Specific Plan Amendment
While the Land Use & Circulation Element (LUCE) update included the subject properties and the
subsequent change in land use classification, it is now incumbent upon the project applicants to modify
the Airport Area Specific Plan to include the LUCE modifications. While the proposed projects require
amendment of the AASP to reflect the vision of the LUCE, new zoning, and specific projects, the most
efficient manner may be to simply add a section to 4.0 Land Use/Land Use Background/Special Areas.
This could be called Northwest Corner of Broad Street and Tank Farm Road and include a discussion
about: the site’s designation in the LUCE; that these are the only CC-SF zoned properties in the AASP;
and reference to this development plan (once approved) for project specific development standards.
Appendix F is provided as a comparison of the proposed project and the Citywide development
standards for the subject property zoning.
C. Vesting Tentative Tract Map
The project(s) site consists of two (2) legal parcels – 053-421-003 and 004. To facilitate the orderly
development of the proposed projects, a vesting tentative tract map is being proposed to provide a parcel
for the assisted living facility and multiple parcels for the shopping center. The parcelization of the
shopping center into six (6) lots reflects the current trend of retail center business models. The vesting
tentative tract map 3115 – creates a total of seven (7) lots. The following is a breakdown of the proposed
lots. (The vesting tentative tract map is included in the project plan set).
Lot
#
Area
Square Ft AC USE Building SF*
1 208,764 4.79 Assisted Living Facility 133,6551)
2 23,718 0.54 Shopping Center 8,026
3 16,007 0.37 Shopping Center 3,205
4 33,015 0.75 Shopping Center 4,835
5 28.920 0.66 Shopping Center 4,982
6 52,196 1.20 Shopping Center 6,240
7 76,499 1.76 Shopping Center 21,981
1) In two-stories.
D. SLO County Airport Land Use Plan - A Finding of Consistency
Part and parcel to forwarding these projects is the Airport Land Use Commission’s (ALUC) review and
finding that the projects are in substantial conformance with the Airport Land Use Plan (ALUP). The
City has forwarded their vision for the AASP properties via the LUCE update and the Airport Overlay
Zone (AOZ), which was added to the Zoning Regulations. In addition, the ALUC has reviewed other
major City projects and found them to be in substantial conformance with the ALUP (i.e., Avila Ranch
and San Luis Ranch). Unfortunately, a conflict remains between the ALUP, the AASP, and the Zoning
Regulations.
Being aware of the circumstances. Westmont Living lodged an application for a discussion item that
was heard by the ALUC in July 2017. See Appendix G for the correspondence from Westmont Living
and related background analysis that provides a comprehensive discussion regarding the project and the
noted conflict between the regulatory documents and, similarly, different entities. With this current
application, the City can formally refer the project to the ALUC for action. It is noteworthy that
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additional discussion with the ALUC has transpired since 2017 that has narrowed the focus of their
concern and the information required for the Commission to take formal action.
VI. ADDITIONAL INFORMATION - LIST OF APPENDICES
Additional supporting documents have been compiled for the proposed development. The documents
are provided pursuant to the related Application Checklist(s), as relevant to the nature of this project.
DEVELOPMENT PLAN SET
• Mixed Use: Commercial Shopping Center Conceptual Design Plans
• Mixed Use: Assisted Living Conceptual Design Plans
• Public Improvement Plans
• Vesting Tentative Tract Map 3115
APPENDICES OF SUPPORTING DOCUMENTS
A. Creek Setback Exhibit, Oasis Associates, Inc., 03 October 2017
B. Stormwater Control Plan, Bethel Engineering, 12 March 2018
▪ Commercial Center
▪ Westmont Assisted Living
C. Flood Control: Drainage Study, Bethel Engineering, 12 March 2018
▪ Commercial Center
▪ Westmont Senior Living
D. Public Improvement Plan Exception Exhibits A, B, & C, Bethel Engineering, 12 March 2018
E. Biological & Wetland Resource Assessment, Sage Institute, 16 March 2018
F. Development Standards Comparison, Oasis Associates, Inc., 20 March 2018
G. Airport Land Use Commission Discussion Memo, Westmont Living, 28 July 2017
H. Preliminary Title Reports, Fidelity National Title Company, 27 September 2017
I. Acoustical Assessment, 45dB Acoustics, 31 October 2017
J. LEED Checklist (v4 for BD+C)
▪ Commercial Shopping Center
▪ Westmont of San Luis Obispo 30 January 2018
K. Applicant’s Determinant Project Schedule, 20 March 2018
L. Multimodal Transportation Impact Study, Central Coast Transportation Consulting, February
2018
Attachment 2
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NKT COMMERCIAL, LLC
McKently Malak Architects
35 Hugus Alley, Suite 200
Pasadena, CA 91103
T: 626.583.8348
Contact: Ken Mckently
E-mail: ken@mckently.com
ARCHITECT SMP Environmental Design
979 Osos Street., Suite B6
San Luis Obispo, CA 93401
T: 805.439.3209
Contact: James L. Burrows
E-mail: jburrows@smpinc.net
LANDSCAPE
ARCHITECT
NKT DEVELOPMENT, LLC
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
T: 805.541.9004
Contact: Nick Tompkins
E-mail: nick@nktcommercial.com
Contact: Steve Simoulis
E-mail: steve@nktcommercial.com
OWNER /
APPLICANT
Bethel Engineering
2624 Airpark Drive
Santa Maria, CA 93455
T: 805.934.5767
Contact: Lori Speer
E-mail: lori@dbaengineers.com
CIVIL
ENGINEER
Thoma Electric, Inc.
3562 Empleo Street, Suite C
San Luis Obispo, CA 93401
T: 805.543.3850
Contact: James J. Dean
E-mail: JDean@thomaelec.com
ELECTRICAL
ENGINEER
COVER SHEET
RE-01 COLOR RENDERING
RE-02 COLOR RENDERING
RE-03 COLOR RENDERING
A010 SITE PLAN
C-1 PRELIMINARY GRADING PLAN
C-2 PRELIMINARY GRADING PLAN
C-3 PRELIMINARY UTILITY PLAN
LC-01 LANDSCAPE PLAN
LC-02 LANDSCAPE PLAN
A101 BUILDING-1 FLOOR PLAN
A131 BUILDING-1 ROOF PLAN
A201.1 BUILDING-1 ELEVATIONS
A201.2 BUILDING-1 ELEVATIONS
A301 BUILDING-1 WALL SECTIONS
A102 BUILDING-2 FLOOR PLAN
A132 BUILDING-2 ROOF PLAN
A202 BUILDING-2 ELEVATIONS
A302 BUILDING-2 WALL SECTIONS
A103 BUILDING-3 FLOOR PLAN
A133 BUILDING-3 ROOF PLAN
A203 BUILDING-3 ELEVATIONS
A303 BUILDING-3 WALL SECTIONS
A104 BUILDING-4 FLOOR PLAN
A134 BUILDING-4 ROOF PLAN
A204 BUILDING-4 ELEVATIONS
A304 BUILDING-4 WALL SECTIONS
SHEET
INDEX
A105 BUILDING-5 FLOOR PLAN
A135 BUILDING-5 ROOF PLAN
A205 BUILDING-5 ELEVATIONS
A305 BUILDING-5 WALL SECTIONS
A106 BUILDING-6 FLOOR PLAN
A136 BUILDING-6 ROOF PLAN
A206 BUILDING-6 ELEVATIONS
A306 BUILDING-6 WALL SECTIONS
TR-01 TRASH ENCLOSURE
EPH-01 LIGHTING PLAN
IM-01 IMAGE REFERENCE
CM-01 COLOR MATERIAL BOARD
SAN LUIS OBISPO, CALIFORNIA
MARCH 20, 2018
NWC TANK FARM ROAD & BROAD STREET
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13215TMA03.20.2018
CONCEPTUAL SUBJECT TO CHANGE
NKT COMMERCIAL, LLC
684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401
T: 805.541.9094
NWC TANK FARM ROAD & BROAD STREET
San Luis Obispo, California
1
#
2
3
1ST SUBMITTAL
Description
03.20.2018
Date
VIEW FROM TANK FARM ROAD AND BROAD STREET LOOKING NORTHWEST
COLOR RENDERING
RE-01
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KEYPLAN
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T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
13215TMA03.20.2018
CONCEPTUAL SUBJECT TO CHANGE
NKT COMMERCIAL, LLC
684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401
T: 805.541.9094
NWC TANK FARM ROAD & BROAD STREET
San Luis Obispo, California
1
#
2
3
1ST SUBMITTAL
Description
03.20.2018
Date COLOR RENDERING
RE-02
VIEW FROM TANK FARM ROAD AND BROAD STREET LOOKING NORTHWEST
KEYPLAN
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T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
13215TMA03.20.2018
CONCEPTUAL SUBJECT TO CHANGE
NKT COMMERCIAL, LLC
684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401
T: 805.541.9094
NWC TANK FARM ROAD & BROAD STREET
San Luis Obispo, California
1
#
2
3
1ST SUBMITTAL
Description
03.20.2018
Date COLOR RENDERING
RE-03
VIEW FROM BROAD STREET LOOKING SOUTHWEST
KEYPLAN
VIEW
Attachment 4
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3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
13215TMA03.20.2018
CONCEPTUAL SUBJECT TO CHANGE
NKT COMMERCIAL, LLC
684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401
T: 805.541.9094
NWC TANK FARM ROAD & BROAD STREET
San Luis Obispo, California
1
#
2
3
1ST SUBMITTAL
Description
03.20.2018
Date SITE PLAN
A-010
Attachment 4
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3 5 H u g u s A l l e y S u i t e 2 0 0
P a s a d e n a , C a l i f o r n i a 9 1 1 0 3
T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
13215TMA03.20.2018
CONCEPTUAL SUBJECT TO CHANGE
NKT COMMERCIAL, LLC
684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401
T: 805.541.9094
NWC TANK FARM ROAD & BROAD STREET
San Luis Obispo, California
1
#
2
3
1ST SUBMITTAL
Description
03.20.2018
Date LANDSCAPE PLAN
L1
Attachment 4
Packet Page46
WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:3/16/2018 11:10 AM jamesm plot:3/16/2018 11:11 AM james morgan file:p:\westmont living\ca-san luis obispo\prelim\a0.0 cover sheet.dwg A0.0c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIACOVER SHEETA0.0
SAN LUIS OBISPO, CA
ASSISTED LIVING AND MEMORY CARE FACILITY
PROJECT DATA
LENITY ARCHITECTURE
3150 KETTLE CT. SE
SALEM, OR 97301
PHONE: (503) 399-1090
FAX: (503) 399-0565
Contact: Aaron Clark
DEVELOPMENT SERVICES/
ARCHITECT:
SITE ADDRESS:
PROPOSED USE:
APPLICANT:
CIVIL ENGINEER:
LANDSCAPE ARCHITECT: BRIAN LIND, LANDSCAPE ARCHITECT /
LENITY ARCHITECTURE
3150 KETTLE CT. SE
SALEM, OR 97301
PHONE: (503) 399-1090
FAX: (503) 399-0565
Contact: Brian Lind
WESTMONT DEVELOPMENT, LP
7660 FAY AVENUE, SUITE M
LA JOLLA, CA 92037
PHONE: (415) 317-9969
Contact: Michael O'Rourke
Andy Plant
660 & 670 TANK FARM ROAD
SAN LUIS OBISPO, CA 93401
TAX LOT# 053-421-004
RESIDENTIAL CARE FACILITY
BETHEL ENGINEERING
2624 AIRPORT DRIVE
SANTA MARIA, CA 93455
PHONE: (805) 934-5767
Contact: Russ Garrison
DRAWING INDEX CONTINUED
BUILDING ELEVATIONSA6.3
L2 COURTYARD LANDSCAPE DEVELOPMENT PLAN
A1.1
A1.7
LANDSCAPE DEVELOPMENT PLANL1
E1.1 SITE LIGHTING PLAN
A3.1
SITE PLAN
A0.0a
SITE DETAILS
1ST FLOOR PLAN
COVER SHEET
2ND FLOOR PLANA3.2
A6.0 BUILDING SECTIONS
ELECTRICAL
LANDSCAPE
ARCHITECTURAL
1 OF 9 RENDERING 1
RENDERINGS
2 OF 9
3 OF 9
4 OF 9
RENDERING 2
RENDERING 3
RENDERING 4
A5.1 COLOR BOARD
5 OF 9 RENDERING 5
6 OF 9 RENDERING 6
7 OF 9 RENDERING 7
8 OF 9 RENDERING 8
9 OF 9 RENDERING 9
A5.2 IMAGE REFERENCE
CIVIL
C1 PRELIMINARY GRADING PLAN
C2 PRELIMINARY GRADING PLAN / SECTIONS AND DETAILS
VICINITY MAP
PROJECT
LOCATION
TANK FARM RD.SANTA FEBROAD ST.S. HIGUERA ST.U.S. HIGHWAY 101VIEW AT ENTRY
OWNER:NKT DEVELOPMENT, LLC.
684 HIGUERA ST., SUITE B
SAN LUIS OBISPO, CA 93401
PHONE: (805) 541-9004
FAX: (805) 544-0394
GEOTECHNICAL ENGINEER:BEACON GEOTECHNICAL, INC
P.O. BOX 4814
PASO ROBLES, CA 93447
PHONE: (805) 239-9457
Contact: Greg McKay
Attachment 4
Packet Page47
PHASE 1
MEMORY
CARE WITH
ASSISTED
LIVING
ABOVE
12
9
TRASH
ENCLOSURE
SERVICE /
DELIVERIES
CONNECTION
TO RETAIL
PROJECT
SIGN EMPLOYEE PARKING2
2
5
4
4
6
11
ASSISTED
LIVING
COURTYARD
PHASE 1
ASSISTED
LIVING
PHASE 2
ASSISTED
LIVING
COVEREDENTRYPUBLIC
ART
ACCESSROADASSISTED LIVING
COURTYARD
MEMORY
CARE
COURTYARD
ENTRYWAYPROPOSEDPROPERTY LINEWALKWALK15
TO P O F BANK35' SETBACK FRO M
TO P O F BANKPROPERTY LINE
PROPERTY LINEPROPERTY LINE PROPERTY LINEASSISTED
LIVING
COURTYARD
SHORT TERM
BIKE PARKING,
(6) SPACES
LONG TERM BIKE
PARKING, (5) SPACES,
(WEATHERPROOF
LOCKERS)
PROPOSED
TRANSFORMER
LOCATION AND
FUTURE
GENERATOR
6'
18'59'-9"25' x 12'
LOADING
ZONE
16' 16'-338" 24'9'18'
7
6'
56'-4"
26'
NOTE:
DEMO EXISTING
DWELLING AND
ACCESSORY
STRUCTURES
c
PROJECT SCOPE
ASSOCIATED WITH
THIS APPLICATION
FACILITY
VAN
SEE TRACT MAP 3115
FOR PROPOSED
PROPERTY LINES
FLAG
POLE
ADJACENT DEVELOPMENT SHOWN FORREFERENCE ONLYWESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:3/16/2018 9:27 AM jamesm plot:3/16/2018 10:46 AM james morgan file:p:\westmont living\ca-san luis obispo\arch\a1.1 site plan.dwg Layout1c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIA250 50 100 150
SITE PLAN
SCALE: 1" = 50'
DATE: 3/9/2018
SITE DATA:
PROPERTY AREA:3.80 ACRES 165,914 SQ. FT.
PARKING BREAKDOWN:
OPEN SPACES:
EMPLOYEE SPACES:
ACCESSIBLE SPACES:
TOTAL SPACES:
LONG TERM BIKE PARKING:
SHORT TERM BIKE PARKING:
TOTAL SPACES:
PROJECT DATA
55
11
4
70
CURBS/PATIOS / WALKS:
DRIVES / PARKING:
OPEN SPACE:
TOTAL
PROPOSED
SITE AREA BREAKDOWN:
BUILDING COVERAGE:
IMPERVIOUS AREA:
PERVIOUS AREA:
FIRST FLOOR:
SECOND FLOOR:
TOTAL:
67,374 SQ.FT.
66,281 SQ.FT.
133,655 SQ.FT
BUILDING:
28 BED MEMORY CARE
111 UNIT ASSISTED LIVING
5
6
11
67,374 SQ.FT.
19,100 SQ.FT.
48,869 SQ.FT.
30,571 SQ.FT.
165,914 SQ.FT.
(40.6%)
(11.5%)
(29.5%)
(18.4%)
(100%)
135,343 SQ.FT.
30,571 SQ.FT.
VICINITY MAP
SCALE: NOT TO SCALE
TANK FARM RD.SANTA FEBROAD ST.S. HIGUERA ST.U.S. HIGHWAY 101SITE
SITE PLANA1.1
Attachment 4
Packet Page48
2154215424602448
2436 246024422436
24422436 244224422436 244224602460
244224482460KITCHEN
FRZ.
DRY STOR.
ELEC
WALK-IN
COOLER
FCR
MECH
COMM. LAUND.
SOILSTAFF
R.R.
ELEV. EQ.ELEVATORBEAUTY
BEAUTY
CHARTS
MEDS
MAIL
MEDS
RECEPT.
DIRECTOR
EXECUTIVE DISCOVERY
WORK SPACE
SALESSALES
CHARTS
RSD
L.D.
HALL
R.R.
ACTIVITY
R.R.
LINEN
MDF
DINING ROOM
COVERED
POOL
14' x 25'-6"
4'-0" MAX.
DEPTH
STOR.
AL HOUSE-
KEEPING
FITNESS
18 x 37
"MAIN STREET"
WARM
KIT.
LIN.
STOR
CHAIR
STOR
THEATER / CHAPEL
23 SEATS (21 FIXED, 2 H'CAP)
ASSISTED
LIVING
COURTYARD
STOR.
DINING
SITTING
ELEV.
VESTIBULE ELEV.
EQ.
ELEC
OFFICE
SEATINGR.R.
DYE.
HOUSE
KEEPING
ACTIVITY
24 x 45
STOR.
OFFICE
BISTRO
23 x 25
SHWR.
STOR.
MECH.
R.R.
R.R
R.R.
CHEF
R.R
MCMCMC
MC
MC
MC
MC
C
MC
EMER.
FOOD
STOR.
MAINT.
STOR.
AB
STOR.
1055 011031
1040
LIN./
STOR
ELEV.
CORRIDOR
CORRIDOR
1093
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
HALL CORRIDOR
CORRIDOR
CORRIDOR
CORRIDORCORRIDORWAIT STAFF
STAIR-3
FIRE SHUTTER
FIRE SHUTTER
FIRE SHUTTER
STAIR-2
CHNG
RM
SEATING
ELEVATOR
03
C
BBC
C
A
A
B
B
A
B
A
W/DA
A
A
ABBBBB
B
ELEVATOR
EQUIPMENT
ROOM
MCMCMCMC
MC MCMC
MC
MC
MC
MC
MC
MCMCMCMCMCMCMCMC
B
CORRIDOR
CORRIDOR
ELECT. RM.
B
MEMORY
CARE
COURTYARD
B
ASSISTED LIVING
COURTYARD
ASSISTED LIVING
COURTYARD
119
1042
117 115 113 111 109 107 103 101
1036
1035 02
1033 1034
1024
1025
1022
1088
1023
1089
1037
1038
1027
1026
1087
1021
1020
28 27 26 25 24 23 22 21
10851086
1018 1016
101710191030
1029
1039
1032
102104
106
141
139138
140
110
1091
1102
1090
112
116
1041
121
123
125
127
129
131
1095
128
130
132
134
133
135
136
1066
1043
1068
1096
137
1050
1049
1048
1047
1046
1044
1097
1053
1052
1057
1060
1054
1064 1062
1042
1063 1061
1059
1065
1001
1080
1058
1051
1007
1004
02 04 06 08 09 10 11 12
13
14
1008
1009
1103
15
16
07
05
10820301
1002
1003
17
1012
1011 1013
1010
18
1084
19
20
1014
1015
1081
1005
1006
1083
1094
1098
OFFICE
B.O.D
10451067
EXIT
PASSAGEWAY
107710781079
A
B
B
B
B
SHWR.
DYE.
1056
1092
CORRIDOR
STAIR-1
1101
1028
EXIT
PASSAGEWAY
EXIT
PASSAGEWAY
WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:3/16/2018 9:25 AM jamesm plot:3/16/2018 10:41 AM james morgan file:p:\westmont living\ca-san luis obispo\arch\a3.1 1st floor.dwg A3.1c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIA1ST FLOOR
SCALE: 1/16" = 1'-0"
DATE: 1/23/2018
"A" Studio Units = 37
"B" One Bedroom Units = 68
"C" Two Bedroom Units = 11
TOTAL = 116
TOTAL UNIT MIX
"A" Studio Units = 10
"B" One Bedroom Units = 19
"C" Two Bedroom Units = 4
TOTAL LEVEL TWO = 83
UNIT MIX - LEVEL ONE
"MC" Studio Units = 28"MC" Studio Units = 28
GRAND TOTAL = 144
Level One = 67,374 sq. ft.
BUILDING AREA
Level Two = 66,281 sq. ft.
TOTAL = 133,655 sq. ft.1ST FLOORPLANA3.1
PHASE 2 PHASE 1
PHASE 2 PHASE 1
Attachment 4
Packet Page49
STOR
ELEVATORR.R.
ELEVATOR
ELEC.12
20972085
2093
2103
ELEVATOR
3
ELEVATOR
EQUIPMENT
ROOM
ELECT. RM.
2009
269
2010
267 265
2087
266
262
263 261 259 249
260
2085
2102
247 245
2007
2008
2006
237 235 233
231 229 227 225 223
2084
221
217
215
220
218
216
228230232
2005
238
240
242
2004
2003
208206204
2001
2002
2081
213211209207205203201
2080
299297295293291289287
285
283
281
2089
2090
279
277
2088
275
273
271
278
280
282
284
257
255
253
251
252
254
256
292
2011
294 296
243
241
239
2012
244246248250
2096209120922082208320862101
20942095WINDOWS TO BELOW / FIRE
SPRINKLER CURTAIN
AL HOUSE-
KEEPING
SEATING
ELEV
LOBBY
KITCHEN
HOOD
CHASE
OPEN TO BELOW
IDF /
STOR.
ADA
LAUNDRY
IDF /
STOR.
SEATING
OPEN TO BELOW
C
B
A
B
B
B
B
A
OFFICE/
TRAINING
DATA
IDF
OPEN TO BELOW
B
B
SEATING
B
"MAIN STREET"CORRIDOR CORRIDORCORRIDORCORRIDOR CORRIDORCORRIDOR
CORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDOR
STAIR 2
STAIR 3
SEATING
B A
BB BB AB
C
B
BBB BAAAAAAC B B
B
B
A
AABA
A
A
BB
B
B B AA
C
CORRIDOR
CORRIDORSEATING
C
BBC
C
A
B
B
B
A
A
BBB
B
B
B
B
B
B
B
CORRIDOR
CORRIDOR
B
B
CORRIDOR
DECK
B
A
STAIR 1
B
B
WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:3/16/2018 10:39 AM jamesm plot:3/16/2018 10:40 AM james morgan file:p:\westmont living\ca-san luis obispo\arch\a3.2 2nd floor.dwg A3.2c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIA2ND FLOORPLANA3.2
2nd FLOOR
SCALE: 1/16" = 1'-0"
DATE: 1/23/2018
"A" Studio Units = 22
"B" One Bedroom Units = 49
"C" Two Bedroom Units = 7
TOTAL LEVEL TWO = 83
UNIT MIX
BUILDING AREA LEVEL TWO = 66,281 sq. ft.
PHASE 2 PHASE 1
PHASE 2 PHASE 1
Attachment 4
Packet Page50
WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:1/23/2018 8:44 AM jamesm plot:3/16/2018 10:12 AM james morgan file:p:\westmont living\ca-san luis obispo\prelim\color board.dwg Layout1c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIAMATERIALS ANDCOLOR BOARDPLANA5.1
Attachment 4
Packet Page51
Attachment 4
Packet Page52
PHASE 1
MEMORY
CARE WITH
ASSISTED
LIVING
ABOVE
12
9
2
2
5
4
4
6
11
PHASE 1
ASSISTED
LIVING
PHASE 2
ASSISTED
LIVING
15
ASSISTED LIVING
COURTYARD
PUBLIC ART
PIECE T.B.D.
ASSISTED LIVING
COURTYARD
MEMORY CARE
COURTYARD
ASSISTED LIVING
COURTYARD
SOIL BERM
NOTE-
REFER TO SHEET L2
FOR COURTYARD
PLANTING DETAILS.
TRASH
ENCLOSURE
GENERATOR
L.T. BIKE
PARKING
S.T. BIKE
PARKING
TRANSFORMER
ENTRY WAY ENTRY WAY
PROJECT
SIGN
SYMBOLS BOTANICAL NAME
COMMON NAME
PLANTING LEGEND
QUANTITY SIZE WUCOLS I
North-Central Coas
TREES
17 Low24" box
Std.
Cassia leptophylla
Gold Medallion Tree
17 Low24" box
Std.
SHRUBS
6 LowArbutus unedo 'Compacta'
Compact Strawberry Tree
15 gal.
51 LowCoprosma petriei 'Verde Vista'
Creeping Coprosma
1 gal.
47 LowMahonia repens
Creeping Mahonia
1 gal.
9 LowCarpenteria californica
Bush Anemone
5 gal.
24 LowCeanothus gloriosus 'Anchor Bay'
California Lilac
5 gal.
45 LowRhamnus californica 'Mound San Bruno'
Coffeeberry
5 gal.
52 LowMyrtus communis 'Compacta'
Compact Myrtle
5 gal.
8 LowJuniperus scopulorum 'Skyrocket'
Skyrocket Juniper
15 gal.
87 LowRhaphiolepis indica 'Ballerina'
Indian Hawthorn
5 gal.
73 ModerateRosa floribunda 'Iceberg'
Iceberg Rose
5 gal.
68 LowSalvia greggii 'Coral'
Coral Autumn Sage
5 gal.
10 LowPhlomis fruticosa
Jerusalem Sage
5 gal.
GRASSES/PERENNIALS
6 ModerateAspidistra elatior
Cast Iron Plant
5 gal.
51 LowLavandula angustifolia 'Twickel Purple'
Dwarf English Lavender
1 gal.
112 LowPennisetum alopecuroides 'Little Bunny'
Little Bunny Fountain Grass
1 gal.
3 ModeratePhormium 'Maori Queen'
Hybrid New Zealand Flax
5 gal.
646 LowRosmarinus officin. 'Huntington Carpet'
Trailing Rosemary
1 gal.
31 LowMuhlenbergia capillaris
Pink Muhly
1 gal.
GROUND COVERS
1.All landscape areas shall be irrigated with an automatic irrigation
system utilizing SMART Technology with weather sensor.
2. Provide 2" min. layer of organic mulch in all planting beds.
3. Courtyard plant materials shown on Sheet L2 are not included in
Planting Legend.
NOTES
102 LowEuonymus japon.'Microphyllus Variegata'
Variegated Box-leaf Euonymus
5 gal.
7 Very LowRomneya coulteri
Matilija Poppy
5 gal.
Lagerstroemia 'Natchez'
Natchez Hybrid Crape Myrtle
STREET TREES
Tristaniopsis laurina
Water Gum
8 Moderate15 gal.
Std.
Artificial Turf
DuPont Forever Lawn or equal
Very Low
1. Provide a 36" high screen of cars between parking areas and street
with an evergreen hedge/shrubs masses, wall or berm.
Parking areas are screened with a 36" high evergreen hedge and
shrub masses.
SPECIFIC PLAN CRITERIA
2. Provide screening of electrical transformers and equipment with
evergreen shrubs or berm.
All equipment is screened with evergreen shrubs.
3. Parking Lot Trees:
A. Use single tree species at end planter islands with second tree
species between islands as an option.
Two tree species have been used in the parking lot planters.
B. Provide "Orchard Style" planting in parking lot at a rate of
1 tree / 4 parking spaces.
The parking lot does not have multiple rows of parking but an
Orchard Style tree planting approach has been applied where
feasible.
73 spaces / 4= 18 required trees, 34 trees are proposed*
* additional trees proposed to achieve 50% shade requirement
at 10 years.
26 LowHelictotrichon sempervirens
Blue Oat Grass
1 gal.WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:3/7/2018 5:24 PM brianl plot:3/16/2018 10:10 AM james morgan file:p:\westmont living\ca-san luis obispo\prelim\landscape.dwg L1c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIA150 30 60 90
L1 Landscape Development Plan
SCALE: 1" = 30'
DATE: 1 / 23 / 2018, rev. 3 / 7 / 2018
EXP. 11 - 30 - 18
TOTAL SITE LANDSCAPE AREA = 30,149 s.f.
TOTAL IRRIGATED LANDSCAPE AREA = 32,046 s.f.
MAXIMUM ANNUAL APPLIED WATER ALLOWANCE (MAAWA)
MAAWA (gallons)= (ETo) x (.62) x ((0.45 x LA) + (0.3 x SLA))
ESTIMATED ANNUAL APPLIED WATER USE
(ETo) x (PF-Kc) x (HA) x (.62) / (IE)= EAAWU (HYDROZONE)
(43.80) x (.62) x ((0.45 x 32,046) + (0.3 x 0)) = MAAWA 391,609 gals.
EAAWU TOTAL (EATAWU): 289,660 gals.
EATAWU 289,660 gals. is less than MAAWA 391,609 gals.
(43.80) x (0.2) x (21,784) x (.62) / (.81) = 146,066 gals. EAAWU (LOW HYDROZONES)
(43.80) x (0.5) x (8112) x (.62) / (.81) = 135,981 gals. EAAWU (MODERATE HYDROZONES)
(43.80) x (0.9) x (152) x (.62) / (.75) = 4953 gals. EAAWU (HIGH HYDROZONES)
NOTE- ETo used for this site in San Luis Obispo, CA = 43.80
(43.80) x (0.05) x (1959) x (.62) / (1.0) = 2660 gals. EAAWU (VERY LOW- ARTIFICIAL TURF)
RIGHT-OF-WAY LANDSCAPE AREA = 1897 s.f.LANDSCAPEDEVELOPMENTPLANL1
COURTYARD 1
COURTYARD 2
COURTYARD 3
Attachment 4
Packet Page53
PHASE 1
MEMORY
CARE WITH
ASSISTED
LIVING
ABOVE
TRASH
ENCLOSURE
SERVICE /
DELIVERIES
CONNEC
TO RETA
PROJECT
SIGN EMPLOYEE PARKINGASSISTED
LIVING
COURTYARD
PHASE 1
ASSISTED
LIVING
PHASE 2
ASSISTED
LIVING
COVEREDENTRYPUBLIC
ART
ACCESSROADASSISTED LIVING
COURTYARD
MEMORY
CARE
COURTYARD
ENTRYWAYPROPOSEDPROPERTY LINEWALKWALKTO P O F BANK35' SETBACK FRO M
TO P O F BANKPROPERTY LINE
PROPERTY LINEPROPERTY LINE
ASSISTED
LIVING
COURTYARD
SHORT TERM
BIKE PARKING,
(6) SPACES
LONG TE
PARKING
(WEATH
LOCKER
PROPOSED
TRANSFORMER
LOCATION AND
FUTURE
GENERATOR
6'
18'59'-9"25' x 12'
LOADING
ZONE
16' 16'-338" 24'9'18'
7
6
'
56'-4"
26'
NOTE:
DEMO EXISTING
DWELLING AND
ACCESSORY
STRUCTURES
c
ENTRYWAYPROPOSED PROPERTY LINEPROPERTY LINE
FACILITY
VAN
SEE TRACT MAP 3115
FOR PROPOSED
PROPERTY LINES
FLAG
POLE
6.4 7.5
9.5
12.5
12.3
11.0
8.6
9.9
13.7
12.8
12.0
10.0
7.9
10.5
9.8
9.4
8.0
0.7
1.0
1.6
2.5
2.7
2.7
2.9
2.4
1.9
1.8
2.1
2.7
2.8
2.3
2.9
1.8 1.9 1.9
2.0
2.1
1.8
2.5
2.8
1.7
2.0 2.0
1.3
4.3
10.2
9.6
4.0
4.8
12.5
10.7
3.7
3.3
9.0
12.3
4.9
5.2
10.9
6.9
6.7
5.4
6.2
2.3
5.2
6.4
4.2
4.0
2.8
3.7
0.8
1.7
4.6
1.5
3.6
11.7
11.3
4.6
13.0
1.5 1.0 1.3
4.9
6.0
8.9
5.2
4.9
2.3
1.5
1.9
11.2
7.3
0.9
5.0
0.5
5.6
1.4
3.6
7.1 6.7
2.2
4.3
4.2
2.3
7.2
7.1
2.4
0.8
4.0
8.0
11.9
12.0
10.4
1.3
8.1
8.5
8.3
4.4
0.8
3.5
2.7
2.9
4.3
1.2
5.0
5.9
5.5
0.4
1.6
7.6
1.2
1.7
2.3
2.4
1.9
1.9
1.9
1.8
1.5
1.9
1.0
1.7
2.4
3.8
4.2
3.0
2.3
2.1
2.2
2.4
3.6
4.3
3.2
2.1
2.3
2.0
2.3
3.1
4.4
4.4
3.3
3.1
3.0
3.9
4.7
3.8
2.8
2.6
2.7
3.2
4.3
4.0
2.9
3.4
6.3
5.7
3.9
6.6
3.7
5.4
0.4
0.6
0.8
0.9
0.9
0.9
1.1
1.1
1.1
1.2
1.1
1.1
1.0
1.0
0.6
0.8
1.0
1.2
1.4
1.4
1.5
1.4
1.5
1.5
1.4
1.4
1.5
1.4
1.4
1.2
1.0
0.9
0.7
0.7
0.9
1.2
1.7
2.2
2.2
2.2
1.9
1.7
1.8
1.7
1.9
2.3
2.3
2.1
1.7
1.3
1.1
0.8
0.6
0.6
0.8
1.0
0.7
1.0
1.5
2.3
2.7
2.7
2.8
2.3
1.9
1.8
2.0
2.5
2.8
2.7
2.8
2.2
1.5
1.2
0.9
0.8
0.8
1.1
1.5
1.9
2.1
2.5
2.7
2.4
2.8
2.4
1.9
1.8
2.0
2.6
2.8
2.7
2.8
2.4
1.7
1.4
1.1
0.9
0.8
1.2
1.9
2.6
2.8
3.2
4.0
4.0
3.0
2.0
1.9
2.0
2.6
2.9
1.9
3.0
2.5
1.9
2.8
3.8
4.5
4.4
3.4
2.5
1.7
1.2
1.3
1.9
2.4
2.5
2.4
2.1
1.9
1.9
1.9
2.2
2.6
2.6
2.6
2.2
4.0
3.1
2.6
2.1
1.6
1.2
1.1
1.4
1.8
1.9
2.0
1.9
1.8
1.9
1.9
1.9
2.0
1.9
2.0
1.9
3.1
2.5
2.1
1.6
1.2
0.9
1.2
1.6
1.9
1.9
1.8
1.8
2.0
2.0
1.7
1.6
1.6
1.8
2.1
2.0
1.6
1.2
1.2
1.9
2.5
3.8
4.5
3.2
3.2
4.6
4.0
2.6
2.2
1.9
1.8
2.5
2.3
2.1
1.6
1.4
1.9
2.7
4.0
4.6
3.7
3.7
4.7
4.2
2.9
2.3
2.0
1.9
2.9
2.8
2.9
2.7
2.2
2.2
2.5
3.2
4.0
3.6
2.4
2.2
3.3
2.7
3.0
2.7
1.7
1.4
2.3
2.9
3.5
4.1
4.2
4.3
4.3
4.2
4.1
3.7
3.0
2.6
2.1
1.8
1.8
2.1
2.6
2.6
2.6
2.2
2.2
2.5
3.0
3.3
3.4
3.2
2.7
2.3
1.5
2.6
3.7
4.1
4.1
2.8
1.4
1.6
2.3
3.1
3.8
4.1
4.5
4.4
4.4
4.5
4.2
3.9
3.3
2.6
2.2
2.0
1.9
2.0
2.0
1.9
1.9
1.8
2.0
2.4
2.8
3.3
3.3
3.3
2.8
2.1
1.6
1.7
4.3
4.8
4.6
3.4
2.1
1.7
2.3
2.9
3.2
3.6
4.0
3.9
3.9
3.9
3.5
3.2
2.8
2.2
2.0
3.6
5.0
4.6
3.3
1.5
1.5
1.5
1.6
1.9
2.2
2.3
2.1
2.1
2.0
1.6
1.4
4.3
3.6
2.6
1.4
3.4
3.0
3.1
4.4
3.6
3.2
4.2
3.1
2.1
1.9
4.3
4.0
1.5
1.2
1.2
1.1
1.2
1.2
1.0
0.9
0.8
0.9
0.9
4.8
3.7
2.1
1.0
7.4
4.0
3.8
7.7
3.9
3.0
8.5
4.7
2.2
2.4
4.1
3.6
1.9
1.3
1.3
1.5
1.3
1.2
0.8
0.8
0.5
0.6
0.9
7.1
3.3
1.4
0.7
4.0
1.6
0.9
0.5
1.7
1.3
0.8
0.4
3.2
1.8
0.8
0.3
4.0
1.3
0.5
0.3
1.5
0.7
0.4
0.3
1.4
1.4
1.0
0.5
3.9
2.9
1.2
0.5
6.0
2.1
0.7
0.4
2.0
1.0
0.7
0.5
1.8
1.7
1.0
0.6
4.8
2.3
1.0
0.6
3.7
1.6
1.0
0.7
1.9
1.4
1.0
2.0
1.8
1.4
0.9
2.4
2.0
1.6
2.6
2.9
2.4
1.3
4.0
3.5
1.9
4.4
3.9
2.2
3.6
3.3
2.2
2.7
2.4
1.8
0.9
1.8
1.8
1.9
2.1
2.1
3.4
2.5
1.7
1.5
1.7
2.3
2.7
2.7
2.7
2.2
2.0
3.2
2.7
1.9
3.2
3.6
3.1
2.6
2.4
2.5
2.7
3.2
3.7
0.7
0.8
1.1
1.6
2.5
2.7
2.6
2.8
2.4
1.9
2.1
2.6
3.6
3.8
3.7
3.6
3.5
3.6
3.9
3.6
3.2
3.1
3.1
3.3
3.6
3.5
2.8
2.4
1.6
0.9
2.0
2.8
3.3
3.3
3.4
3.0
2.8
2.9
3.2
3.6
3.7
4.0
4.0
4.0
4.4
4.2
4.8
4.8
3.6
2.6
2.4
2.2
1.9
1.2
1.3
1.7
2.5
2.8
2.7
2.9
2.4
2.1
2.3
2.8
3.3
3.6
3.8
4.0
4.0
4.0
4.0
3.8
3.8
3.6
3.5
3.5
3.6
3.6
3.4
3.1
2.6
2.1
1.4
0.8
0.4
1.0
1.6
2.2
2.5
2.5
2.7
2.5
2.3
2.4
2.7
3.0
3.0
3.4
3.5
3.4
3.3
3.7
4.4
4.5
3.6
2.5
2.2
1.9
1.6
1.4
1.4
1.7
2.2
2.7
2.6
2.6
2.2
2.0
2.0
2.3
2.7
2.7
2.9
3.2
3.1
3.1
3.2
2.9
2.9
2.9
2.7
2.8
2.9
2.7
2.5
2.4
1.9
1.5
1.1
0.7
0.3
0.6
1.0
1.2
1.2
1.2
1.4
1.5
1.4
1.5
1.6
1.6
1.6
1.9
2.2
2.3
2.5
3.1
3.8
4.0
3.1
2.3
1.7
1.4
1.3
1.2
1.2
1.3
1.6
1.9
1.8
1.8
1.6
1.4
1.5
1.5
1.5
1.3
1.4
1.7
1.8
1.8
1.6
1.4
1.5
1.6
1.6
1.6
1.5
1.2
1.1
1.2
1.0
0.8
0.6
0.4
0.3
SA5
SA4
SA2
SA4
SA4
SA4
SA4
SA4
SA4
SA4
SA2
SA2
SA2
SA5
SA5
SA5
SB
SB SS
SS
SF
SW1 SW1 SW1 SW1
SC
SC
SC
SW1 SW1
SC
SC
SC
SW1 SW1 SW1 SW1
SC
SC
SC
SW1 SW1
SW1
SW1
SW1 SW1
SW3
SW3
SW3
SW1
SW2
SW1
SW1
SW1
SW1
SW1
SW1
SW3
SW3
SW3
SW3
SW1
SW1 SW1
TYPE SC
TYP. OF 24
SB SB
SB
SB
SB
SB
WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:1/23/2018 9:57 AM jamesm plot:3/16/2018 10:49 AM james morgan file:p:\westmont living\ca-san luis obispo\elec\lighting\site-lighting.dwg E1.1c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIA150 30 60 120
SCALE: 1" = 30'
DATE: 01/24/2017
SITE LIGHTING
PHOTOMETRIC PLAN
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
ENTRY 10.1 fc 13.7 fc 6.4 fc 2.1:1 1.6:1
PARKING 2.3 fc 7.7 fc 0.3 fc 25.7:1 7.7:1
SIDEWALK 4.1 fc 13.0 fc 0.4 fc 32.5:1 10.3:1
Schedule
Label Mount
Height Quantity Manufacturer Catalog Number Description Lamp
Number
Lamps Filename Lumens Per
Lamp
Light Loss
Factor Wattage
SA2
20'4 Lithonia Lighting DSX0 LED P6 40K T2M
MVOLT HS
DSX0 LED P6 40K T2M MVOLT with
houseside shield
LED 1 DSX0_LED_P6_40K
_T2M_MVOLT_HS.ie
s
13054 0.95 134
SA4
20'8 Lithonia Lighting DSX0 LED P6 40K TFTM
MVOLT HS
DSX0 LED P6 40K TFTM MVOLT with
houseside shield
LED 1 DSX0_LED_P6_40K
_TFTM_MVOLT_HS.i
es
12465 0.95 134
SA5
20'4 Lithonia Lighting DSX0 LED P6 40K T5M
MVOLT
DSX0 LED P6 40K T5M MVOLT LED 1 DSX0_LED_P6_40K
_T5M_MVOLT.ies
16575 0.95 134
SB
3'6"8 Lithonia Lighting DSXB LED 16C 530 40K
SYM
D-SERIES BOLLARD WITH 16 4000K
LEDS OPERATED AT 530mA AND
SYMMETRIC DISTRIBUTION
LED 1 DSXB_LED_16C_53
0_40K_SYM.ies
2397 0.95 28
SC
Underside
of Ceiling
33 COOPER LIGHTING -
- HALO
SLD612940WH HALO 6 INCH SURFACE LED
DOWNLIGHT
LED 1 SLD612940WH.ies 1000 0.95 14.8
SF 1'1 Lithonia Lighting DSXF1 LED P1 40K NSP DSXF1 LED P1 40K NSP LED 1 DSXF1_LED_P1__4
0K_NSP.ies
2876 0.95 21
SS 1'2 Lithonia Lighting DSXF1 LED P1 40K MFL DSXF1 LED P1 40K MFL LED 1 DSXF1_LED_P1__4
0K_MFL.ies
2692 0.95 21
SW1
9'34 WAC Lighting WS-W20506 Wall Mount LED 1 W20506-
C14100003_IESNA
2002.ies
866 0.95 16.8
SW2
11'3 WAC Lighting DS-WS05-F35S-WT Wall Mount Tube LED 1 DS-WS05-F35S-
WT.IES
1453 0.95 23.8
SW3 14'9 Lithonia Lighting WST LED P3 40K VF MVOLT WST LED, Performance package 3,
4000 K, visual comfort forward
throw, MVOLT
LED 1 WST_LED_P3_40K_
VF_MVOLT.ies
6609 0.95 50
Spill onto RZ 0.0 fc 0.3 fc 0.0 fc NA NA
20'2'-0"18'-0"ELECTRICALSITEPLANE1.1
Attachment 4
Packet Page54