HomeMy WebLinkAboutItem 2 - ARCH-1486-2018 (3895 Broad Street & 660 Tank Farm (3)
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
Retail shopping center with six buildings and a total of approximately 49,000 square feet and assisted living
facility with 144 living units, support, and administrative space in 133, 656 square feet. The site is mostly
vacant with one single family residence.
General Location: The northwest corner of Broad
Street and Tank Farm Road within the Airport Area
Specific Plan (AASSP)
Present Use: No current use
Zoning: Community Commercial with Special Focus
Overlay (C-C-SF)
AASP: Business Park with Airport Area Specific Plan
Overlay (BP-SP), and Conservation Open Space with
Specific Plan Overlay (C/OS-SP)
General Plan: Community Commercial with Special
Focus Overlay, Business Park, and Conservation and
Open Space
Surrounding Uses:
East: Marigold Shopping Center/Vons
West: Hidden Hills Mobile Home Park
North: Sesloc Federal Credit Union
South: Mindbody, Edna Valley Market & Gas
Environmental: An initial study to assess potential
environmental effects is currently being prepared.
2.0 PROPOSED DESIGN
Architecture: The commercial center is a more agrarian, rural architectural style. The assisted living
facility is a more contemporary collection of various design elements taken from the adjoining
commercial center and surrounding commercial neighborhoods.
Design details: The commercial center consists of seven (7) detached buildings combining heavy shed
FROM: Doug Davidson, Deputy Director BY: David Watson, Contract Planner
PROJECT ADDRESS: 3985 Broad Street and FILE NUMBER: ARCH - 1486-2018
660 Tank Farm Road
APPLICANT: NKT Development and REPRESENTATIVE: Carol Florence, Oasis Associates
Westmont Development LP
For more information contact: David Watson at 805-704-8728 or dave@watsonplanning.us
Meeting Date: October 15, 2018
Item Number: 2
Item No. 1
Packet Page 13
roofs, one-story storefront massing that includes windows on the pedestrian level and upper
wood/board and batten siding leading to the roof elements. The assis ted living facility includes an
eclectic mix of vertical and horizontal siding and stucco exterior walls, featuring some wooden and stone
pilasters and columns, with use of trellis, canopies, awnings and arbor entry and shade elements
intermixed within the various exterior treatments, along with flat, standing seam and parapet roofs with
some exaggerated overhangs.
Materials: Commercial center includes a standing seam roof, storefront glazing with anodized aluminum
frames, metal trellis and canopy features, stucco and vertical board and batten siding. The assisted living
facility materials include vertical board and batten and horizontal lap siding, stone and wood columns,
use of heavy timber beams and roof kickers, vinyl framed windows with trim, decorative corbels and
facia treatments, and standing seam metal roofs.
Colors: Colors for both projects follow subdued natural earth tone themes. The commercial center has
a more uniform application of colors on all seven buildings including board and batten and shed roof
elements at the corner entries to the buildings, use of stucco exteriors between these corner features,
and accenting these long walls with trellis and canopy fea tures.
3.0 FOCUS OF REVIEW: Review for consistency with the Community Design Guidelines and
Airport Area Specific Plan (AASP) design standards. The ARC’s action will take the form of a
recommendation to the Planning Commission. Staff has included excerpts from the Community
Design Guidelines and AASP Design Guidelines for reference and links are provided below for
full documents:
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Airport Area Specific Plan: http://www.slocity.org/home/showdocument?id=4294
Perspective view of northwest corner of Tank Farm and Broad
Packet Page 14
4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
Features Staff notes
Site Design
Fits the site Appears in scale and compatible with the context of surrounding
development in the area;
Functions well Pedestrian access provided along frontages. ARC could discuss adequacy of
internal circulation within the retail project and connections to the assisted
living portion of project; CDG 3.2
Transitions Buildings are located along landscaped frontages at corner; AASP Goals 5.1
& 5.3. ARC should discuss if streetscape edge and adequacy of support for
pedestrian activity.
Building Design
Proportions Includes some variation in height of walls and articulation; CDG 3.2.D.4.
Interest Complementary use of materials and colors for each project with some
variation in application
Details Trellis, corbels, roof articulation
Colors/Materials provides a restrained earth tone pallete that appears complementary with
natural tones and surroundings; AASP Goal 5.14
Landscaping Single variety of street tree proposed. ARC could discuss adequacy of
plantings that evoke natural planting patterns. CDG 3.2.F & AASP
“Ruralness” Design Guidelines.
Entry View of Proposed Assisted Living Facility
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5.0 (a) JUST THE FACTS – ASSISTED LIVING FACILITY
Site Details Proposed Allowed/Required
Setbacks – Front (to Tank Farm) 16’-0” 0’
Setbacks – Side / Rear 56’-4” / 59’-9” 0’ / 0’
Height of Structures 31’-7” 35’
Max Building Coverage (footprint) 67,374 (32.3%) 75% of 208,652 sq ft
Max Floor Area Ratio (FAR) 98,473 sq ft (0.47 FAR) 2.0
Density Units (DU/Est’d Persons) 144 DU / 166 persons Generally 1,020 persons per
ALUC density calculations.
City standard up to 36 DU/ac.
Total # Parking Spaces 70 standards proposed in AASP
amendments
Total # Bicycles 0 Standards proposed in AASP
amendments
5.0 (b) JUST THE FACTS – RETAIL SHOPPING CENTER
Site Details Proposed Allowed/Required
Setbacks – Front (Tank Farm / Broad) 15’-3” / 18’-10” 0’
Setbacks – Side / Rear 65’-5” / 18’-0” 0’ / 0’
Maximum Height of Structures varies 24’-0” to 34’-0” 35’
Max Building Coverage (footprint) 49,269 (21.4%) 75% of 230,355 sq ft
Max Floor Area Ratio (FAR) 49,269 sq ft (0.21 FAR) 2.0
Density Units (DU/Est’d Persons) na DU / 331 persons See above
Combined project at 497
persons or 49% of allowed
Total # Parking Spaces 217 Standards proposed in AASP
amendments
Total # Bicycles 32 Standards proposed in AASP
amendments
6.0 ACTION ALTERNATIVES
6.1 Recommend the Planning Commission find the project consistent with Community Design
Guidelines and AASP Design Guidelines as proposed or with recommended conditions.
6.2 Continue review of the project with direction to the applicant and staff.
6.3 Recommend the Planning Commission find the project inconsistent with Community
Design Guidelines and AASP Design Guidelines.
7.0 ATTACHMENTS
7.1 Project Plans
7.2 Excerpts from Guidance Documents
Packet Page 16
PROPERTY INFORMATION
10.20 Acres
3985 Broad Street (053-421-003)
660 Tank Farm Road (053-421-004)
ZONING
Community Commercial Special Focus Overlay (C-C-SF)
Business Park with Specific Plan Overlay (BP-SP)
SCOPE OF WORK
A mixed-use development project comprised of general retail and senior
assisted living facility. Includes 45,269 square feet of commercial building
area, anchored by a 21,981 square foot grocer and five (5) other buildings
make up the remaining 17,981 square feet for retail and restaurant uses. The
assisted living facility is a two-story 133,655 square foot facility providing 111
assisted living suits and 28 memory care beds (constructed in two phases).
Project includes a vesting tentative tract map 3115 for seven (7) lots , public
improvements (with design exceptions), site improvements typical to new
development, riparian and wetland enhancement, and an amendment to
the Airport Area Specific Plan.
NWC BROAD STREET at TANK FARM ROAD
SAN LUIS OBISPO, CA 93401
SHEET INDEX
Mixed Use Commerical Shopping Center
Cover Sheet
RE-01 Color Rendering
RE-02 Color Rendering
RE-03 Color Rendering
SP-25 Site Plan
C-1 Preliminary Grading Plan
C-2 Preliminary Grading Plan
C-3 Preliminary Utility Plan
L1 Landscape Plan
L2 Landscape Notes
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
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
Mixed Use Assisted Living Development
A0.0a Cover Sheet
A1.1 Site Plan
A1.7 Site Details
A3.1 st Floor Plan
A3.2 2nd Floor Plan
A5.1 Color Board
A6.0 Building Sections
A6.3 Building Elevations
L1 Landscape Development Plan
L2 Courtyard Landscape Development Plan
E1.1 Site Lighting Plan
1 of 9 Rendering 1
2 of 9 Rendering 2
3 of 9 Rendering 3
4 of 9 Rendering 4
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
C-1W Preliminary Grading Plan
C-2W Preliminary Grading Plan Section and Details
Public Improvement Plans
1 Title Sheet
2 Tank Farm Road - Surface Plan and Profile
3 Broad Street- Surface Plan and Profile
4 Tank Farm Road- Underground Plan and Profile
5 Broad Street- Underground Plan and Profile
6 Tank Farm Road & Broad Street Striping Plan
7 Tank Farm Road & Mindbody Signal Plan
Vesting Tentative Tract Map 3115
Sheet 1 Of 2
Sheet 2 Of 2
SUPPORTING DOCUMENTS, REPORTS AND ANALYSES PROVIDED WITH APPLICATION
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
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.Determinant Project Schedule, 20 March 2018
L.Multimodal Transportation Impact Study, Central Coast Transportation Consulting, February 2018
PROPERTY OWNER
NKT DEVELOPMENT, LLC
c/o Nick Tompkins
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
(805)-541-9004
APPLICANT’S AGENT
OASIS ASSOCIATES, INC.
c/o C.M. Florence, AICP
& Emily Ewer, AICP
3427 Miguelito Court
San Luis Obispo, CA 93401
(805) 541-4509
cmf@oasisassoc.com
emily@oasisassoc.com
PROJECT LOCATION
APPLICANT
NKT DEVELOPMENT, LLC
c/o Nick Tompkins
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
(805)-541-9004
ARCHITECT
McKENTLY MALAK ARCHITECTS
c/o Ken McKently, AIA
35 Hugus Alley Ste 200
Pasadena, CA 91103
(626) 583-8348
ken@mckently.com
CIVIL ENGINEER
BETHEL ENGINEERING
c/o Lori Speer, PE
2624 Airpark Drive
Santa Maria, CA 93455
(805) 934-5767
lori@dbaengineers.com
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
ELECTRICAL ENGINEER
THOMA ELECTRIC, INC.
c/o James J. Dean
3562 Empleo Street Suite C
San Luis Obispo, CA 93401
(805) 543-3850
Jdean@thomaelec.com
MIXED USE COMMERCIAL SHOPPING CENTER
SITE
MIXED USE COMMERCIAL SHOPPING CENTERMIXED USE ASSISTED LIVING DEVELOPMENT
APPLICANT
WESTMONT DEVELOPMENT, LP
c/o Michael O’Rourke
7660 Fay Avenue, Ste M
La Jolla, CA 92037
(415) 317-9969
ARCHITECT
LENITY ARCHITECTURE
c/o Aaron Clark, AIA
3150 Kettle Court SE
Salem, OR 97301
(503) 399-1090
aaronc@lenityarchitecture.com
CIVIL ENGINEER
BETHEL ENGINEERING
c/o Lori Speer, PE
2624 Airpark Drive
Santa Maria, CA 93455
(805) 934-5767
lori@dbaengineers.com
LANDSCAPE ARCHITECT
LENITY ARCHITECTURE
c/o Brian Lind
3150 Kettle Court SE
Salem, OR 97301
(503) 399-1090
brianl@lenityarchitecture.com
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
MIXED USE ASSISTED LIVING CENTER
7.1
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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
7.1
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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
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2
3
1ST SUBMITTAL
Description
03.20.2018
Date
VIEW FROM TANK FARM ROAD AND BROAD STREET LOOKING NORTHWEST
COLOR RENDERING
RE-01
VIEW
KEYPLAN
7.1
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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
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2
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1ST SUBMITTAL
Description
03.20.2018
Date COLOR RENDERING
RE-02
VIEW FROM TANK FARM ROAD AND BROAD STREET LOOKING NORTHWEST
KEYPLAN
VIEW
7.1
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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
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2
3
1ST SUBMITTAL
Description
03.20.2018
Date COLOR RENDERING
RE-03
VIEW FROM BROAD STREET LOOKING SOUTHWEST
KEYPLAN
VIEW
7.1
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7.1
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7.1
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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
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2
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1ST SUBMITTAL
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03.20.2018
Date LANDSCAPE PLAN
L2
7.1
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NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, CaliforniaNKT COMMERCIAL, LLCVIEWKEYPLANVIEW OF WOONERF STREET BEHIND BUILDING-1 LOOKING SOUTH7.1Packet Page 25
NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, CaliforniaNKT COMMERCIAL, LLCVIEWKEYPLANVIEW OF WOONERF STREET BEHIND BUILDING-1 LOOKING SOUTHWEST7.1Packet Page 26
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
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2
3
1ST SUBMITTAL
Description
03.20.2018
Date FLOOR PLAN
A-101
BUILDING-1
7.1
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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
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2
3
1ST SUBMITTAL
Description
03.20.2018
Date ROOF PLAN
A-131
BUILDING-1
NOTE: SEE ELEVATIONS
FOR PARAPET HEIGHTS
7.1
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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 ELEVATIONS
A-201.1
BUILDING-1
EAST ELEVATION
SCALE: 3/32” = 1’-0”1
TENANT
SOUTH ELEVATION
SCALE: 3/32” = 1’-0”2
TENANT
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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 ELEVATIONS
A-201.2
BUILDING-1
WEST ELEVATION
SCALE: 3/32” = 1’-0”3
TENANT
NORTH ELEVATION
SCALE: 3/32” = 1’-0”4
TENANT
7.1
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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
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2
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1ST SUBMITTAL
Description
03.20.2018
Date WALL SECTIONS
A-301
BUILDING-1
WALL SECTION
SCALE: 3/8” = 1’-0”A
EAST ELEVATION
SOUTH ELEVATION
NORTH ELEVATION
WEST ELEVATION
WALL SECTION
SCALE: 3/8” = 1’-0”C
WALL SECTION
SCALE: 3/8” = 1’-0”B
WALL SECTION
SCALE: 3/8” = 1’-0”D
D
B
A C
7.1
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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
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2
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1ST SUBMITTAL
Description
03.20.2018
Date FLOOR PLAN
A-102
BUILDING-2
7.1
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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
A-132
ROOF PLAN
BUILDING-2
NOTE: SEE ELEVATIONS
FOR PARAPET HEIGHTS
7.1
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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 ELEVATIONS
A-202
BUILDING-2
EAST ELEVATION
SCALE: 3/32” = 1’-0”1
NORTH ELEVATION
SCALE: 3/32” = 1’-0”2
WEST ELEVATION
SCALE: 3/32” = 1’-0”3
SOUTH ELEVATION
SCALE: 3/32” = 1’-0”4
TENANT
TENANT
TENANT
TENANT
7.1
Packet Page 34
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 WALL SECTIONS
A-302
BUILDING-2
EAST ELEVATION
WEST ELEVATION
NORTH ELEVATION
SOUTH ELEVATION
WALL SECTION
SCALE: 3/8” = 1’-0”A WALL SECTION
SCALE: 3/8” = 1’-0”B
WALL SECTION
SCALE: 3/8” = 1’-0”C WALL SECTION
SCALE: 3/8” = 1’-0”D
D
B C
A
7.1
Packet Page 35
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 FLOOR PLAN
A-103
BUILDING-3
7.1
Packet Page 36
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
A-133
ROOF PLAN
BUILDING-3
NOTE: SEE ELEVATIONS
FOR PARAPET HEIGHTS
7.1
Packet Page 37
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 ELEVATIONS
A-203
BUILDING-3
EAST ELEVATION
SCALE: 3/32” = 1’-0”1
SOUTH ELEVATION
SCALE: 3/32” = 1’-0”4
WEST ELEVATION
SCALE: 3/32” = 1’-0”3
NORTH ELEVATION
SCALE: 3/32” = 1’-0”2
TENANT
TENANT TENANT
TENANT
TENANT
7.1
Packet Page 38
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 WALL SECTIONS
A-303
BUILDING-3
WALL SECTION
SCALE: 3/8” = 1’-0”A WALL SECTION
SCALE: 3/8” = 1’-0”B
WALL SECTION
SCALE: 3/8” = 1’-0”C
NORTH ELEVATION
SOUTH ELEVATION
EAST ELEVATION
WEST ELEVATION
C
A
B
7.1
Packet Page 39
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 FLOOR PLAN
A-104
BUILDING-4
7.1
Packet Page 40
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 ROOF PLAN
A-134
BUILDING-4
NOTE: SEE ELEVATIONS
FOR PARAPET HEIGHTS
7.1
Packet Page 41
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 ELEVATIONS
A-204
BUILDING-4
WEST ELEVATION
SCALE: 3/32” = 1’-0”1
SOUTH ELEVATION
SCALE: 3/32” = 1’-0”2 NORTH ELEVATION
SCALE: 3/32” = 1’-0”4
EAST ELEVATION
SCALE: 3/32” = 1’-0”3
TENANT TENANT TENANT
TENANT TENANT
TENANT TENANT TENANT
7.1
Packet Page 42
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 WALL SECTIONS
A-304
BUILDING-4
WEST ELEVATION
SOUTH ELEVATION
NORTH ELEVATION
EAST ELEVATION
WALL SECTION
SCALE: 3/8” = 1’-0”A WALL SECTION
SCALE: 3/8” = 1’-0”B
WALL SECTION
SCALE: 3/8” = 1’-0”C WALL SECTION
SCALE: 3/8” = 1’-0”D
D
B C
A
7.1
Packet Page 43
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 FLOOR PLAN
A-105
BUILDING-5
7.1
Packet Page 44
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 ROOF PLAN
A-135
BUILDING-5
NOTE: SEE ELEVATIONS
FOR PARAPET HEIGHTS
7.1
Packet Page 45
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 ELEVATIONS
A-205
BUILDING-5
WEST ELEVATION
SCALE: 3/32” = 1’-0”1
SOUTH ELEVATION
SCALE: 3/32” = 1’-0”2 NORTH ELEVATION
SCALE: 3/32” = 1’-0”4
EAST ELEVATION
SCALE: 3/32” = 1’-0”3
TENANT
TENANT
TENANT
TENANT TENANT TENANT TENANT
TENANT TENANT TENANT
7.1
Packet Page 46
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 WALL SECTIONS
A-305
BUILDING-5
EAST ELEVATION
NORTH ELEVATION
WEST ELEVATION
SOUTH ELEVATION
WALL SECTION
SCALE: 3/8” = 1’-0”A WALL SECTION
SCALE: 3/8” = 1’-0”B
WALL SECTION
SCALE: 3/8” = 1’-0”C WALL SECTION
SCALE: 3/8” = 1’-0”D
D C
A B
7.1
Packet Page 47
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 FLOOR PLAN
A-106
BUILDING-6
7.1
Packet Page 48
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 ROOF PLAN
A-136
BUILDING-6
NOTE: SEE ELEVATIONS
FOR PARAPET HEIGHTS
7.1
Packet Page 49
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 ELEVATIONS
A-206
BUILDING-6
SOUTH ELEVATION
SCALE: 3/32” = 1’-0”1
NORTH ELEVATION
SCALE: 3/32” = 1’-0”3
WEST ELEVATION
SCALE: 3/32” = 1’-0”4EAST ELEVATION
SCALE: 3/32” = 1’-0”2
TENANT TENANT
TENANT TENANT
TENANT TENANT TENANT TENANT
TENANT TENANT
7.1
Packet Page 50
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 WALL SECTIONS
A-306
BUILDING-6
SOUTH ELEVATION
A
C
D
B
EAST ELEVATION
WEST ELEVATION
NORTH ELEVATION
WALL SECTION
SCALE: 3/8” = 1’-0”A WALL SECTION
SCALE: 3/8” = 1’-0”B
WALL SECTION
SCALE: 3/8” = 1’-0”C WALL SECTION
SCALE: 3/8” = 1’-0”D
7.1
Packet Page 51
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 TRASH ENCLOSURE &
MONUMENT SIGN
TR-01
7.1
Packet Page 52
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 LIGHTING PLAN
EPH-01
0.5
0.9
1.4
1.8
2.6
2.1
1.5
1.2
0.9
1.2
1.8
1.9
2.0
1.9
1.4
0.8
0.5
0.6
1.0
1.4
1.9
2.7
2.1
1.5
1.4
1.3
1.5
1.8
2.7
2.3
1.6
1.4
1.0
3.4
2.3
1.2
0.9
1.6
3.1
3.7
3.7
3.6
2.6
1.1
0.6
0.5
0.8
1.3
1.8
2.7
1.8
1.4
1.0
0.9
1.3
1.6
2.6
2.1
1.9
1.5
1.2
1.0
4.9
3.4
1.5
0.7
1.7
3.4
5.1
6.4
4.7
2.7
1.2
0.5
0.4
0.6
0.6
1.2
1.3
1.5
1.4
1.3
1.0
0.7
1.8
3.5
5.6
8.4
4.8
2.9
1.2
0.5
0.7
1.7
1.9
2.3
2.4
2.1
1.4
0.7
1.7
3.4
4.4
4.5
4.1
2.8
1.2
0.5
1.0
2.2
2.1
2.3
2.7
2.4
1.3
0.5
1.3
2.3
2.7
2.8
2.6
2.0
0.9
0.4
1.7
2.4
2.1
2.4
2.7
2.4
1.4
0.4
0.9
1.4
1.7
1.6
1.6
1.3
0.7
0.3
0.9
2.3
2.3
2.3
2.1
1.9
1.4
0.6
1.1
1.9
2.2
2.2
2.2
1.6
0.9
0.4
0.5
1.7
1.9
1.8
1.5
1.4
1.0
0.8
1.7
3.2
3.7
3.8
3.7
2.7
0.4
1.6
1.6
1.5
1.3
1.1
1.1
0.8
1.0
1.9
3.5
5.0
6.2
4.8
2.9
0.5
1.7
1.8
1.7
1.5
1.4
1.4
0.9
0.6
0.8
1.1
1.1
1.2
1.4
2.1
3.6
5.6
9.0
5.0
3.1
0.8
2.3
2.2
2.2
2.0
1.8
1.4
0.8
0.9
0.9
1.3
1.7
1.9
1.8
2.0
2.3
3.5
4.5
4.7
4.3
3.1
1.6
2.4
2.1
2.4
3.4
2.5
1.5
1.3
1.4
1.2
1.6
2.2
2.9
2.7
2.3
1.9
2.5
2.7
2.9
2.9
2.4
1.4
0.3
0.4
0.4
0.4
0.4
0.4
0.3
0.4
1.1
2.3
2.2
2.5
4.9
2.5
1.5
2.5
1.9
1.3
1.6
2.4
4.8
3.0
2.1
1.5
1.4
1.5
1.5
1.8
1.9
1.7
1.4
1.2
0.9
0.5
0.4
0.7
0.9
1.0
1.0
1.0
0.7
0.5
0.4
0.9
1.9
2.3
2.8
2.8
2.6
2.3
1.6
2.2
1.9
1.3
1.6
2.2
2.9
2.6
2.2
1.5
1.5
1.7
1.7
2.1
2.6
2.3
2.2
1.8
1.6
0.8
0.7
1.3
2.3
2.5
2.6
2.4
1.6
0.8
0.4
1.8
2.3
2.3
2.1
1.7
1.7
1.6
1.2
1.1
1.3
1.1
1.4
1.7
1.9
1.8
1.9
1.9
2.7
3.1
3.3
3.6
3.9
3.5
3.5
2.7
1.9
0.9
0.9
2.0
3.5
4.4
4.5
3.7
2.4
1.0
0.4
3.7
3.0
1.9
0.9
1.3
1.0
0.7
0.8
0.7
0.9
1.1
1.1
1.2
1.4
1.9
3.4
4.9
5.2
5.1
4.6
4.0
5.6
2.9
1.9
0.9
0.9
2.1
3.7
6.4
7.7
4.4
2.6
1.0
0.8
1.4
1.0
0.6
0.7
1.0
1.8
3.6
5.5
5.7
4.9
3.7
3.2
2.8
2.0
1.0
0.9
2.1
3.8
5.8
6.4
4.6
2.7
1.0
1.3
2.0
1.3
0.8
1.7
3.6
5.2
5.7
5.6
4.6
3.2
2.7
2.2
1.9
1.3
1.2
2.2
3.7
4.3
4.5
4.2
3.0
0.9
2.8
2.1
1.3
4.3
4.0
3.8
3.9
4.1
4.3
4.1
3.0
2.3
2.2
1.9
1.8
1.9
2.3
3.0
3.2
3.6
3.8
3.5
0.6
2.5
1.9
1.1
2.9
3.0
3.1
3.1
3.1
3.5
3.6
3.0
2.7
2.4
2.4
2.1
2.3
2.6
2.7
2.4
3.1
4.2
1.8
1.8
1.1
1.5
2.5
3.9
4.0
4.1
4.2
4.4
3.7
3.3
3.0
2.5
1.8
1.8
1.8
1.6
1.2
1.0
2.1
4.0
5.4
5.7
5.3
4.5
3.9
5.6
2.9
1.9
0.8
0.4
1.4
1.9
1.8
1.4
1.8
3.8
5.9
10.0
5.5
4.6
3.7
3.5
2.7
1.9
0.8
0.4
1.8
2.3
2.3
1.8
1.7
3.4
5.0
5.2
4.8
4.1
2.8
2.3
1.8
1.5
0.6
1.9
3.5
3.5
1.9
1.3
2.6
3.1
3.3
3.3
2.8
2.0
1.4
1.2
0.9
1.9
3.2
3.3
1.9
1.1
1.3
1.4
1.5
1.4
1.0
0.7
0.6
1.7
1.9
1.8
1.7
0.4
0.5
0.5
0.6
1.1
1.2
1.2
1.1
0.6
0.6
0.6
0.6
0.2
0.2
10.2
S5 - 1
S4 - 1
S2 - 13
S3 - 10
S1 - 11
S3 - 11
S3 - 12
S1 - 6
S6 - 1
S6 - 5S6 - 10
S6 - 11S6 - 12
S2 - 15
S5 - 3S2 - 19
S1 - 14
S5 - 4
S2 - 20
S3 - 13
S3 - 14 S3 - 15
S5 - 5
Statistics
Description Symbol Avg Min Avg/Min Max Max/Min
SITE 2.2 fc 0.2 fc 11.0:1 10.2 fc 51.0:1
Schedule
Symbol Label QTY Manufacturer Catalog Number Description Lamp Number
Lamps
Lumens
per Lamp LLF Wattage
S1
3 Lithonia Lighting DSX1 LED P2 40K T2M
MVOLT
DSX1 LED P2 40K T2M MVOLT LED 1 8876.506 0.95 70
S2
4 Lithonia Lighting DSX1 LED P2 40K T3M
MVOLT
DSX1 LED P2 40K T3M MVOLT LED 1 8640.771 0.95 70
S3
6 Lithonia Lighting DSX1 LED P2 40K T3M
MVOLT
DSX1 LED P2 40K T3M MVOLT LED 1 8640.771 0.95 140
S4
1 Lithonia Lighting DSX1 LED P2 40K T4M
MVOLT
DSX1 LED P2 40K T4M MVOLT LED 1 8707.222 0.95 70
S5
4 Lithonia Lighting DSX1 LED P2 40K LCCO
MVOLT
DSX1 LED P2 40K LCCO MVOLT LED 1 5426.61 0.95 70
S6
5 Lithonia Lighting DSX1 LED P2 40K T3M
MVOLT
DSX1 LED P2 40K T3M MVOLT LED 1 8640.771 0.95 280
Luminaire Locations
No. Label X Y Z
Location
MH Tilt Orientation
6 S1 -59.84 278.00 20.00 20.00 0.00 269.85
1 S4 126.57 -27.96 20.00 20.00 0.00 0.00
1 S5 -50.98 469.03 20.00 20.00 0.00 -90.00
3 S5 168.43 396.36 20.00 20.00 0.00 270.00
4 S5 205.16 71.54 20.00 20.00 0.00 0.00
5 S5 235.19 353.80 20.00 20.00 0.00 180.66
1 S6 170.87 317.03 20.00 20.00 0.00 89.74
S6-1 172.44 317.04 20.00 20.00 0.00 89.74
S6-2 170.88 315.47 20.00 20.00 0.00 179.74
S6-3 169.31 317.02 20.00 20.00 0.00 269.74
S6-4 170.87 318.60 20.00 20.00 0.00 -0.26
5 S6 269.81 140.10 20.00 20.00 0.00 179.74
S6-1 269.82 138.53 20.00 20.00 0.00 179.74
S6-2 268.24 140.09 20.00 20.00 0.00 269.74
S6-3 269.80 141.66 20.00 20.00 0.00 -0.26
S6-4 271.37 140.11 20.00 20.00 0.00 89.74
11 S1 -61.41 24.35 20.00 20.00 0.00 -90.00
14 S1 -59.84 386.65 20.00 20.00 0.00 269.85
13 S2 95.04 401.57 20.00 20.00 0.00 0.00
15 S2 201.15 468.75 20.00 20.00 0.00 10.75
19 S2 -1.81 401.57 20.00 20.00 0.00 0.00
20 S2 242.51 278.23 20.00 20.00 0.00 -90.00
10 S3 292.42 480.21 20.00 20.00 0.00 179.74
11 S3 -8.46 470.10 20.00 20.00 0.00 179.74
12 S3 101.89 470.81 20.00 20.00 0.00 179.74
13 S3 120.74 57.25 20.00 20.00 0.00 179.74
S3-1 120.76 53.31 20.00 20.00 0.00 179.74
S3-2 120.73 61.20 20.00 20.00 0.00 -0.26
14 S3 163.70 203.63 20.00 20.00 0.00 179.74
S3-1 163.72 199.68 20.00 20.00 0.00 179.74
S3-2 163.68 207.57 20.00 20.00 0.00 -0.26
15 S3 258.17 203.56 20.00 20.00 0.00 179.74
S3-1 258.19 199.61 20.00 20.00 0.00 179.74
S3-2 258.16 207.50 20.00 20.00 0.00 -0.26
10 S6 182.00 141.75 20.00 20.00 0.00 179.74
S6-1 182.01 140.18 20.00 20.00 0.00 179.74
S6-2 180.44 141.74 20.00 20.00 0.00 269.74
S6-3 182.00 143.31 20.00 20.00 0.00 -0.26
S6-4 183.57 141.75 20.00 20.00 0.00 89.74
11 S6 71.21 140.25 20.00 20.00 0.00 179.74
S6-1 71.22 138.69 20.00 20.00 0.00 179.74
S6-2 69.65 140.24 20.00 20.00 0.00 269.74
S6-3 71.20 141.82 20.00 20.00 0.00 -0.26
S6-4 72.78 140.26 20.00 20.00 0.00 89.74
12 S6 -34.60 139.84 20.00 20.00 0.00 179.74
S6-1 -34.60 138.27 20.00 20.00 0.00 179.74
S6-2 -36.17 139.83 20.00 20.00 0.00 269.74
S6-3 -34.61 141.40 20.00 20.00 0.00 -0.26
S6-4 -33.04 139.84 20.00 20.00 0.00 89.74
NORTH
SCALE:
SITE LIGHTING PHOTOMETRIC PLAN
SCALE 1"=50'
7.1
Packet Page 53
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 IMAGE REFERENCE
IM-01
7.1
Packet Page 54
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 COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#231ST SUBMITTALDescription03.20.2018DateCOLOR MATERIAL BOARDCM-01BIKE RACKS04.25.2018BPAINT: DEC 750 BISON BEIGEBY: DUNN EDWARDSCPAINT: DEC 751 ASH GRAYBY: DUNN EDWARDSDPAINT: DE 6369 LEGENDARY GRAYBY: DUNN EDWARDSEPAINT: DEC 770 DRIFTINGBY: DUNN EDWARDSAPAINT: DET 637 SEAGULL WAILBY: DUNN EDWARDS1STANDING SEAM METAL ROOFMODEL: SCR-16 STANDING SEAMCOLOR: ZINC GRAYBY: MORIN2STOREFRONT GLASSGLASS: 1” CLEAR FLOAT GLASSBY: PPG3STOREFRONTFINISH: CLEAR ANODIZED ALUMINUMBY: ARCADIA4SIDINGMODEL: VINTAGE COLLECTIONCOLOR: CYPRESS (70%), MAHOGANY (30%)BY: AZEK5TILE BASEMODEL: COLORBODY PORCELAIN-INVOKECOLOR: MYSTIC WAY ID02, 12”x24”TILE GROUT: CUSTOM PRODUCT-335 WINTER GRAYBY: DALTILE9SPANDREL GLASSCOLOR: WARM GRAYBY: VIRACON10WOOD EAVES / KICKERS (FIRE-RETARDANT-TREATED WHERE REQUIRED)FINISH: PAINTED SEMI TRANSPARENTCOLOR: DEC 770 DRIFTING, DUNN EDWARDS12WALL SCONCEMODEL: LASER LED LAS5562 NFCOLOR: GRAYBY: US ARCHITECTURAL LIGHTING13PEDESTRIAN LIGHTSMODEL: ECLIPSE MAXI-LED, EC 811, POLE-PAA 512COLOR: GUN METALBY: LUMINIS15STUCCOFINISH: SMOOTH STEEL TROWELBY: HIGHLAND STUCCO16DECORATIVE PAVERSMODEL: CALARC LARGE SCALE NARROW MODULAR PAVERS - 12”x18”COLOR: 1413 PORCELAIN-SANDBLASTBY: STEP STONE17CONCRETE PAVINGFINISH: MEDIUM BROOM FINISH, SAW CUT LINESCOLOR: NATURAL GRAYBY: GENERAL CONTRACTOR18TRASH RECEPTACLESMODEL: SDC-36COLOR: BLACKBY: VICTOR STANLEY7METAL TRELLIS FRAME / INFILLFINISH: PAINTED STEEL TUBECOLOR: DE 6369 LEGENDARY GRAY, DUNN EDWARDSBY: GENERAL CONTRACTOR8METAL EYEBROWFINISH: PAINTED STEEL TUBECOLOR: DE 6369 LEGENDARY GRAY, DUNN EDWARDSBY: GENERAL CONTRACTOR6METAL CANOPYFINISH: PAINTED STEEL TUBECOLOR: DE 6369 LEGENDARY GRAY, DUNN EDWARDSBY: GENERAL CONTRACTOR15ACORNICEFINISH: SMOOTH STEEL TROWELCOLOR: DEC 751 ASH GRAY BY: HIGHLAND STUCCO14WALL SCONCEMODEL: ECLIPSE MAXI-LED, EC 852COLOR: GUN METALBY: LUMINIS11WIRE GRIDBY: GENERAL CONTRACTORBIKE RACKSMODEL: PER CITY STANDARDSCOLOR: INDUSTRIAL HIGH GLOSS POWDER-COATEDBY: CONTRACTOR197.1Packet Page 55
7.1
Packet Page 56
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
7.1
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7.1
Packet Page 58
7.1
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7.1
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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
7.1
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7.1Packet Page 62
215421542460244824362460244224362442
2436244224422436244224602460244224482460KITCHENFRZ.DRY STOR.ELECWALK-INCOOLERFCRMECH COMM. LAUND.SOILSTAFFR.R.ELEV. EQ.ELEVATORBEAUTYBEAUTYCHARTSMEDSMAILMEDSRECEPT.DIRECTOREXECUTIVEDISCOVERYWORK SPACESALESSALESCHARTSRSDL.D.HALLR.R.ACTIVITY R.R.LINENMDFDINING ROOMCOVEREDPOOL14' x 25'-6"4'-0" MAX.DEPTHSTOR.AL HOUSE-KEEPINGFITNESS18 x 37"MAIN STREET"WARMKIT.LIN.STORCHAIRSTORTHEATER / CHAPEL23 SEATS (21 FIXED, 2 H'CAP)ASSISTEDLIVINGCOURTYARDSTOR.DININGSITTINGELEV.VESTIBULEELEV.EQ.ELECOFFICESEATINGR.R.DYE.HOUSEKEEPINGACTIVITY24 x 45STOR.OFFICEBISTRO23 x 25SHWR.STOR.MECH.R.R.R.RR.R.CHEFR.RMCMCMCMCMCMCMCCMCEMER.FOODSTOR.MAINT.STOR.ABSTOR.10550110311040LIN./STORELEV.CORRIDORCORRIDOR1093CORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORHALLCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORWAIT STAFFSTAIR-3FIRE SHUTTERFIRE SHUTTERFIRE SHUTTERSTAIR-2CHNGRMSEATINGELEVATOR03CBBCCAABBABAW/DAAAABBBBBBELEVATOREQUIPMENTROOMMCMCMCMCMC MCMCMCMCMCMCMCMCMCMCMCMCMCMCMCBCORRIDORCORRIDORELECT. RM.BMEMORYCARECOURTYARDBASSISTED LIVINGCOURTYARDASSISTED LIVINGCOURTYARD1191042117115113111 109107 103 101103610350210331034102410251022108810231089103710381027102610871021102028 27 26 25 24 23 22 2110851086101810161017101910301029103910321021041061411391381401101091110210901121161041121123125127129131109512813013213413313513610661043106810961371050104910481047104610441097105310521057106010541064 106210421063 10611059106510011080105810511007100402 04 06 08 09 10 11 121314100810091103151607051082030110021003171012101110131010181084192010141015108110051006108310941098OFFICEB.O.D10451067EXITPASSAGEWAY107710781079ABBBBSHWR.DYE.10561092CORRIDORSTAIR-111011028EXITPASSAGEWAYEXITPASSAGEWAY12'-1"1'-634"10'-1"15'-034"29'-5"12'-1"1'-634"10'-1"25'-034"31'-714"SUITE CORRIDOR
ELEV.
EQUIP.KITCHEN DINING SITTING PATIO
SEATING
T.O. PARAPET
T.O. PLATE
T.O. SLAB
SOIL CORRIDOR
WAIT
STAFF
CORRIDOR DECKCORRIDOR
T.O. PARAPET
T.O. PLATE
T.O. SLAB
155.00'
150.00'
160.00'
155.00'
150.00'
160.00'
ENTRY DRIVEWAY
161.2' FFE 161.2' FFE
T.O. PARAPET
TANK FARM ROAD
SUITE
SUITE SUITE
SUITE
SUITE SUITE
DINING
CORRIDORCORRIDOR
CORRIDOR
MEMORY
CARE
COURTYARD 12'-1"1'-634"10'-1"26'-434"T.O. PARAPET
T.O. PLATE
T.O. SLAB
T.O.
SHEATHING
T.O. PLATE
12'-1"1'-634"10'-1"26'-434"T.O. PARAPET
T.O. PLATE
T.O. SLAB
T.O.
SHEATHING
T.O. PLATE
155.00'
150.00'
160.00'
161.2' FFE 161.2' FFE
ASSISTED
LIVING
COURTYARD
ASSISTED
LIVING
COURTYARD
12'-1"1'-634"10'-1"26'-434"ROAD (DRIVEWAY)
℄
SUITE
SUITE SUITE
SUITE
SUITE SUITE
SUITE SUITE
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
T.O. PARAPET
T.O. PLATE
T.O. SLAB
T.O.
SHEATHING
T.O. PLATE
12'-1"1'-634"10'-1"26'-434"T.O. PARAPET
T.O. PLATE
T.O. SLAB
T.O.
SHEATHING
T.O. PLATE
155.00'
150.00'
160.00'
CREEK
161.2' FFE 161.2' FFE
ASSISTED
LIVING
COURTYARD
ASSISTED
LIVING
COURTYARD WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:1/22/2018 12:59 PM jamesm plot:3/16/2018 10:36 AM james morgan file:p:\westmont living\ca-san luis obispo\arch\a6.0 building sections.dwg A6.0c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIABUILDINGSECTIONSA6.0SECTIONA
A6.0 SCALE: 3/32" = 1'-0"
SECTION KEY PLAN NOT TO SCALE
SECTIONB
A6.0 SCALE: 3/32" = 1'-0"
B
B
AA
7.1
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7.1
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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
7.1
Packet Page 65
Rhaphiolepis indica 'Ballerina'
Indian Hawthorn, 27-5 gal.
Lavandula angustifolia 'Munstead'
Dwarf English Lavender, 7-1 gal.
Clytostoma callistegioides, 1-15 gal.
Lavender Trumpet Vine, train up trellis post
Rosa floribunda 'Iceberg'
Iceberg Rose, 9-5 gal.
Trachelospermum jasminoides
Star Jasmine (shrub form) 6-1 gal.
Ophiopogon japonicus
Mondo Grass 41-1 gal.
Aspidistra elatior
Cast Iron Plant, 6-5 gal.
Nandina domestica 'Gulf Stream'
Gulf Stream Heavenly Bamboo, 3-5 gal.
Magnolia grandiflora 'Little Gem'
Little Gem Magnolia, 1-24" box
Heuchera 'Lime Rickey'
Lime Rickey Coral Bells 23-1 gal.
Agapanthus africanus 'Peter Pan White'
Dwarf White Lily-of-the-Nile, 24-1 gal.
Nandina domestica 'Gulf Stream'
Gulf Stream Heavenly Bamboo, 4-5 gal.COURTYARD 3
LIV
Annual Flowers
4" pots @ 12" o.c.
Phormium 'Maori Queen'
Hybrid New Zealand Flax, 1-15 gal.
Rosmarinus officinalis 'Tuscan Blue'
Tuscan Blue Rosemary, 2-5 gal.
Rhaphiolepis indica 'Ballerina'
Indian Hawthorn, 6-5 gal.
Rhaphiolepis indica 'Ballerina'
Indian Hawthorn, 8-5 gal.
Woodwardia fimbriata
Giant Chain Fern, 1-5 gal.
Nandina domestica 'Gulf Stream'
Gulf Stream Heavenly Bamboo, 9-5 gal.
Pittosporum tobira 'Dwarf Variegata'
Dwarf Variegated Tobira, 8-5 gal.
COURTYARD 2
Podocarpus macrophyllus 'Maki'
Shrubby Yew Pine, 13-15 gal.
Syringa patula 'Miss Kim'
Miss Kim Lilac, 1-15 gal.
Syringa patula 'Miss Kim'
Miss Kim Lilac, 1-15 gal.
Hebe 'Veronica Lake'
Veronica Lake Hebe, 6-5 gal.
Escallonia 'Fradesii'
Pink Escallonia, 5-5 gal.
Agapanthus africanus 'Peter Pan White'
Dwarf White Lily-of-the-Nile, 7-1 gal.
Hebe 'Veronica Lake'
Veronica Lake Hebe, 7-5 gal.
Rosa x. 'Noala'
Coral Carpet Rose, 3-5 gal.
Rosa x. 'Noala'
Coral Carpet Rose, 4-5 gal.
Agapanthus africanus 'Peter Pan White'
Dwarf White Lily-of-the-Nile, 17-1 gal.
Heuchera 'Lime Rickey'
Lime Rickey Coral Bells 10-1 gal.
Nandina domestica 'Gulf Stream' (Typical symbol)
Gulf Stream Heavenly Bamboo, 7-5 gal.
Aspidistra elatior
Cast Iron Plant, 2-5 gal.
Aspidistra elatior
Cast Iron Plant, 2-5 gal.
Buddleia davidii 'Blue Chip Jr.'
Blue Chip Jr. Butterfly Bush, 1-5 gal.
Anigozanthos 'Tequila Sunrise'
Tequila Sunrise Kangaroo Paw, 2-1 gal.
Rosmarinus officinalis 'Roman Beauty'
Roman Beauty Rosemary, 1-1 gal.
COURTYARD 1
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 L2c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIAL2 Courtyard Landscape Plans
SCALE: 1" = 8'
DATE: 1 / 23 / 2018, rev. 3 / 7 / 2018
Courtyard 1
Courtyard 2
Courtyard 3
EXP. 11 - 30 - 18 COURTYARDLANDSCAPE PLANL2
7.1
Packet Page 66
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
7.1
Packet Page 67
PHASE 1
MEMORY
CARE WITH
ASSISTED
LIVING
ABOVE
PHASE 1
ASSISTED
LIVING
PHASE 2
ASSISTED
LIVING
ENTRYWAYPROPOSED PROPERTY LINEPROPERTY LINE ADJACENT DEVELOPMENT SHOWN FORREFERENCE ONLYWESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:1/23/2018 8:48 AM jamesm plot:3/16/2018 10:20 AM james morgan file:p:\westmont living\ca-san luis obispo\prelim\renderings2.dwg 1of9c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIARENDERING1 OF 9
VIEW AT FRONT OF BUILDING
7.1
Packet Page 68
PHASE 1
MEMORY
CARE WITH
ASSISTED
LIVING
ABOVE
PHASE 1
ASSISTED
LIVING
PHASE 2
ASSISTED
LIVING
ENTRYWAYPROPOSED PROPERTY LINEPROPERTY LINE ADJACENT DEVELOPMENT SHOWN FORREFERENCE ONLYWESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:1/23/2018 8:48 AM jamesm plot:3/16/2018 10:20 AM james morgan file:p:\westmont living\ca-san luis obispo\prelim\renderings2.dwg 2of9c2017 Lenity Architecture03/20/18 SAN LUIS OBISPO, CALIFORNIARENDERING2 OF 9
VIEW AT FRONT OF BUILDING
7.1
Packet Page 69
PHASE 1
MEMORY
CARE WITH
ASSISTED
LIVING
ABOVE
PHASE 1
ASSISTED
LIVING
PHASE 2
ASSISTED
LIVING
ENTRYWAYPROPOSED PROPERTY LINEPROPERTY LINE ADJACENT DEVELOPMENT SHOWN FORREFERENCE ONLYWESTMONT OF SAN LUIS OBISPODATE
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VTM3115 - ARCH-1486-2018 10-15-2018 ARC Page 1
Northwest Corner Mixed-Use Retail / Assisted Living Facility
VTM3115 - ARCH-1486-2018
Attachment 7.2 – Excerpts from Community Design Guidelines and Airport Area Specific Plan
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Community Design Guidelines (excerpts)
Section 3.2 – Large Scale Retail Projects
A. Site planning. Project site planning should emphasize pedestrian-oriented features, even though most customer
trips to these facilities may be by auto.
1. The layout of buildings and parking on the site should emphasize a strong relationship to adjoining streets, and
encourage pedestrian circulation and access between the buildings and the street. Buildings should be placed near
the street frontage on streets with slower traffic speeds and a pedestrian orientation, but may be located farther
from a wide street with higher traffic speeds. The placement of buildings should also consider solar orientation,
and the protection of outdoor pedestrian areas from the wind.
2. Site planning should include an outdoor use area or focal point adjacent to major building entrance. The area
should provide public amenities such as a water feature, benches, landscaped areas, public square, etc. Projects
with two or more structures should group the buildings to define this space.
B. Parking areas. Parking lots should be designed to be equally pedestrian and vehicular oriented .
1. Location and design of parking. Parking should not be the dominant visual element of a site. Large, expansive
paved areas between the building and the street are to be avoided in favor of smaller multiple lots separated by
landscaping or buildings, or located to the sides and rear of buildings. No more than 50 percent of the parking
required for a building may be located between the building and the street.
D. Building design. Building design shall be site-specific, and incorporate design themes and features reflecting San
Luis Obispo’s character and history. Building details should relate to the scale of pedestrians as well as passing
motorists.
2. Exterior wall materials. Predominant exterior building materials must be of high quality. Examples of these
materials include brick, wood, stone, tinted/textured stucco, and tile accents. Smooth or split -faced concrete
masonry units, tilt-up concrete panels, or prefabricated steel panels should generally be avoided for expansive
wall surfaces, but may be appropriate in limited areas as building accents.
a. Building walls should incorporate the same quality and level of detail of ornamentation on each elevation
visible from a public right-of-way.
b. Building facade details and materials should be authentic, and integrated into building design, and should
not be or appear as artificial “glued/tacked-on” features, such as trellises that do not support plant materials,
encouraging the perception of low quality.
3. Wall design. All building walls, especially those visible from public roadways or residential areas should be
designed to break up the appearance of a box-like structure.
a. Facade articulation. Include extensive facade articulation in the form of horizontal and vertical design
elements to provide variations in wall plane and surface relief, including providing a variety of surface textures,
recesses and projections along wall planes. Facades greater than 100 feet in length should incorporate
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recesses or projections at least 20 feet deep along at least 30 percent of the length of the facade. Ideally, these
recesses or projections should accommodate secondary uses/liner shops, and/or reflect the different interna l
functions of the store.
b. Ground floor windows. Ground floor windows are highly encouraged. These should ideally provide
pedestrians with views into the building, but even display windows can improve the pedestrian experience of
the building at the street or sidewalk level
4. Vertical wall articulation. The height of building walls facing streets or on-site pedestrian areas should be
varied so that the vertical mass is divided into distinct, human-scaled elements.
5. Roof lines. The roof lines should also be varied to break up the mass of the building. Pitched roofs with roof
overhangs proportional to the scale of the adjoining building wall are encouraged. Major roof -mounted
equipment should not be visible from off the site. Cornices and decorative parapets should be utilized to conceal
flat roofs and to screen any roof-mounted mechanical equipment.
F. Landscaping. Landscaping that complements and is in scale with the building should be provided adjacent to
structures. Landscaping should include evergreen trees, shrubs and ornamental landscaping (and berms where
appropriate) with all landscape areas having a minimum width of six feet. Landscaping should be used to create a
focal point near front building entrances. Sidewalks and other walkways should also be integrated with landscape
areas around building base and in parking lot areas. Trees should be planted in notable clusters within larger
planting areas, and not exclusively in lines along building facades.
G. Outdoor lighting. The design, size, and placement of outdoor lighting fixtures on buildings and in parking lots
should be in keeping with the architectural style of the buildings. More, smaller -scale parking lot lights instead of
fewer, overly tall and large parking lot lights should be installed. Outdoor light fixtures mounted on building walls
should relate to the height of pedestrians and not exceed eight to 10 feet. All light fixtures should be directed
downward and shielded so that the light source itself is not visible.
H. Signs. The signs provided in conjunction with a large-scale retail project should comply with the following
guidelines, and the sign guidelines in Chapter 6.
1. Proposed large-scale retail projects shall include a comprehensive program that effectively integrates signage
into the project design.
3. Along with typical auto-oriented wall and freestanding signage, permanent, pedestrian-oriented window,
awning, projecting, and suspended signs should also be provided.
Airport Area Specific Plan Design Guidelines (excerpts)
“Ruralness” Design Guidelines
Some of the methods by which the sense of connection to the area’s rural, agricultural heritage can be enhanced
include:
The preservation of view corridors from planning area development and roadways out to surrounding open space
and agricultural lands. The use of building forms that are generally simple and expressive of their function, as are
most agricultural buildings and structures. The incorporation of architectural forms and d etails that reference
those of rural, agricultural structures. The use of a landscape palette that emphasizes the use of native and
naturalized plant materials, as well as ornamental versions of agriculturally -based species such as olives, walnuts,
and grapes. The use of planting patterns that evoke either natural growth patterns, such as oak woodlands,
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agricultural planting patterns, such as orchards, or rural farm patterns such as shaded allées. The use of building
materials and colors that are reminiscent of, or at least compatible with, rural, agricultural development. The use
of surface drainage, such as grassed swales, to collect and transport runoff, rather than strict dependence on
subsurface systems.
“Diversity” Design Guidelines
Implementation of the following design guidelines will enhance the diversity of future planning area development:
Understanding that similar building systems are employed to construct industrial and office type structures,
building design should still be varied and distinctive. Repetitive design solutions should be avoided. Natural and
man-made features such as drainageways, landmark trees and tree stands, utility easements, flight zones, etc.
should be considered as elements that give diversity and character to the development of the area. In addition to
the architectural design, elements such as landscaping, signage, and lighting should be used to add richness,
continuity and diversity to the development pattern. Adjacent buildings should be of compat ible styles, or
separated sufficiently to allow each style to be appreciated independently from the other.
Goal 5.1: 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.
Guidelines
A. Buildings are encouraged to front directly on the landscaped setback adjacent to the street right -of-way,
rather than locating parking between the street and building.
B. Parking should be located behind or along the sides of buildings.
C. The main entrance to any building with frontage on the primary street serving the project should be oriented
toward the primary street.
D. Building setbacks on adjacent parcels should be varied to provide visual interest, but not so much that the
variation destroys the continuity of the streetscape frontage. The variation between setbacks along a
streetscape frontage should not be more than 5 meters (16 feet).
Goal 5.3: Attractive and comfortable outdoor pedestrian use areas near or adjacent to buildings.
Guidelines
A. The provision of open space amenities such as plazas and seating areas accessible to employees, clients and
visitors is encouraged at building entries and adjacent to buildings.
B. Attractive paving, plantings, and site furniture should be provided at entries and outdoor use areas.
Goal 5.9: Buildings whose architectural character will contribute to the establishment of the Airport Area as an
attractive, high quality business center.
Guidelines
A. Building forms should generally be simple and expressive of their function and their construction technology.
B. Architectural character should strive to be responsive to the specific Airport Area and San Luis Obispo context,
including factors such as history and climate.
C. Incorporation of principles of sustainable building design is strongly encouraged. Such principles include energy
efficiency in the construction and operation of the facility and use of recycled materials and renewable resources.
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D. Building design should be varied and distinctive, while being in harmony with its context. Repetitive and/or
stock design solutions should be avoided.
Goal 5.12: 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 bui ldings and
to ensure a consistent level of design quality.
Guidelines
A. Arcades and/or recessed exterior balconies should be used to articulate building form, provide a sense of scale,
and create a play of light and shadow.
B. Wall and window surface planes should be articulated with reveals, trim, recesses, projections, or other details
to provide visual interest and a sense of scale.
C. Rooftop equipment should be shielded to provide pleasant roof views from adjacent taller buildings or other
elevated viewpoints such as open space areas and trails. Variety in building form, height, massing, and façade
treatment will add interest to new development.
D. Building entries should be clearly defined and highly visible. This can be accomplished through use of a special
architectural feature such as a portico, overhang, decorative cornice, canopy or arcade, and accentuated with a
change in materials and color, and accent plantings.
E. Emphasize main building entries with entry courtyards or other features so as to be easily recognizable from
approaching automobiles and to provide “ceremonial” entry for pedestrians.
Goal 5.14: A unified identity through use of a harmonious, but varied, palette of materials and colors that is
coordinated with landscape elements and signage.
Guidelines
A. Within a given architectural design, the exterior appearance of a building should receive a consistent
treatment of material and colors on all sides, although the proportion of materials may vary.
B. In general, materials should be used honestly, reflecting their natural character, and artificial versions of
natural materials such as wood, rock, and masonry should be avoided.
C. Reflective or shiny exterior finishes such as glazed roofing tiles, enameled metals, reflective g lass, and glossy
vinyl coatings are discouraged. When used, glass panels or windows that cover a large portion of the building
facade should be clear or moderately reflective. Highly reflective mirror glass is discouraged.
D. In general, colors should be restrained. Colors that are compatible and complementary with the range of
natural tones found in the surrounding landscape are preferable for exterior walls. Trim and accent colors may be
brighter, but should still be somewhat muted.
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