HomeMy WebLinkAboutItem 2 - Northwest Corner at Broad and Tank Farm (660 Tank Farm and 3985 Broad)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of an Amendment to the Airport Area Specific Plan amending the land use
designation from Business Park (BP-SP) to Community Commercial with Special
Focus Overlay (C-C-SF-SP); General Plan Amendment and Rezone; Vesting
Tentative Map (Tract 3115) to create seven (7) lots; review of a commercial center
with 49,000 square feet, and assisted living facility with 139 units; creek setback
exception, and consideration of a CEQA Initial Study-Mitigated Negative Declaration
environmental determination.
PROJECT BY: David Watson, Contract Planner
ADDRESS: 660 Tank Farm Road Phone Number: 805-704-8728
3985 Broad Street E-mail: dave@watsonplanning.us
FILE NUMBERS: SBDV-1483-2018, Brian Leveille, Senior Planner
EID-1484-2018, ARCH-1486-2018 Phone Number: 805-781-7166
SPEC-1492-2018 E-mail: bleveille@slocity.org
FROM: Xzandrea Fowler
Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) that recommends approval of project-related entitlements
to the City Council (including CEQA Findings and Mitigation Measures ). The project entitlements
include an amendment to the Airport Area Specific Plan, General Plan Amendment, Rezone,
Subdivision, Architectural Review, and Creek Setback Exception.
SITE DATA
Applicant NKT Development LLC
Westmont Development LP
Representative Carol Florence, Oasis Associates
Zoning Community Commercial with Special Focus
Overlay (C-C-SF)
Airport Area Specific Plan Business Park Overlay
(BP-SP)
Airport Area Specific Plan Conservation Open
Space Overlay (C/OS-SP)
General Plan Community Commercial with Special Focus
Overlay (C-C-SF)
Conservation Open Space (C/OS-SP)
Site Area 10.7 acres
Environmental
Status
An initial study of environmental impact has
been prepared with a recommendation for a
Mitigated Negative Declaration.
Meeting Date: April 10, 2019
Item Number: 2
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1.0 COMMISSION’S PURVIEW
The Planning Commission’s role is to make a recommendation to the City Council regarding the
above described entitlements and Mitigated Negative Declaration (Draft Resolution, Attachment 1).
2.0 PREVIOUS REVIEW
2.1 Planning Commission
On June 13, 2018 the Planning Commission conducted a conceptual policy review of the proposed
development project. The purpose of the review was to consider the special focus area policies and
provide any direction to staff and the applicant prior to formal review of the project entitlements. The
Commission was not asked to vote on the project, but to provide comments that would guide
continued planning efforts on the proposal. Commission comments focused on site planning and
greater integration of the commercial center and assisted living facility. Connectivity between the
uses, enhanced pedestrian and bicycle routes, strong commercial presence at Broad and Tank Farm,
considerations for shared service area between the uses, and the exploration of more independent
living options were all noted during the Commission’s discussion (Attachment 4, PC staff report and
meeting minutes).
2.2 Architectural Review Commission
The ARC reviewed the proposed project on October 15, 2018 for consistency with Community
Design Guidelines and applicable AASP guidelines. During their review the ARC provided direction
on building and site design issues (Attachment 5, ARC Staff report and meeting minutes).
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The site’s topography is relatively level and currently supports non-native annual grassland and
ruderal habitats. There is an 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.
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.
3.2 Project Description
The applicant is proposing a seven (7) lot subdivision on two parcels with a combined area of
approximately 10.07 acres. Lot 1 of Vesting Tentative Tract Map (VTTM) 3115 would include the
assisted living facility on 4.79 acres, and Lots 2-7 would comprise the commercial shopping center
on 5.28 acres. The proposal is located within the Airport Area Specific Plan (AASP) located at 3985
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Broad Street and 660 Tank Farm Road, San Luis Obispo, CA 93401 (APNs: 053-421-003 and -004).
The two-parcel, 10±-acre property, contains a single-family residence at 660 Tank Farm Road, while
3985 Broad Street is currently vacant.
The proposed development project includes a retail shopping center and assisted living facility. The
proposed retail shopping center consists of an anchor retail grocer space and additional buildings for
retail/restaurant use totaling 49,269 square feet in six (6) independent detached buildings. The assisted
living facility would occupy the westerly portion of the development and include approximately 139
living units, support and administrative space in 133,656 square feet, serving residents of 60 years in
age and older.
Figure 1. View from Tank Farm Road and Broad Street looking Northwest
Westmont Living is a retirement community that provides a spectrum of living options. State
licensing is required to operate an assisted living facility. However, the level of assisted service is
tailored to the individual needs of each resident. This allows each resident to “age in place” rather
than relocate as their service needs change. Based on Westmont’s operations, approximately 50% of
residents are considered independent living. These are residents of the community but are not utilizing
Assistance with Daily Living (“ADL”) Services. The other 50% of residents require some form of
assistance. For example, ADL’s include medication reminders, dressing or bathin g assistance,
transportation or mobility utilizing the assistance services or are memory care residents.
The project is proposed for development in three main phases beginning with mass grading and
subsequent development of the Westmont assisted living project (Figure 2, below), followed by the
retail portion of the project.
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Figure 2. Project Phasing Plan
Additional proposed project details include:
1. A seven-lot subdivision, six (6) commercial lots ranging in size from 0.37 acres to 1.76
acres, and one (1) assisted living site of 4.79 acres;
2. The assisted living facility would include 111 assisted living units. Of these,
approximately 50 - 60% are independent living, with the balance being assisted living.
and 28 memory care beds, constructed in two phases;
3. Phase 1 of the assisted living = 72 assisted units and 28 memory care beds comprising
98,473 square feet (49,610 sf 1st Floor, 48,863 sf 2nd Floor) in a single building. Phase 1
parking and site improvements would consist of 70 parking spaces;
4. Phase 2 of the assisted living = 39 assisted units comprising 35,183 square feet (17,764 sf
1st Floor, 17,418 sf 2nd Floor) in an expanded building attached to the main Phase 1 facility;
5. Assisted living amenities at the site are proposed to include full meal services,
entertainment and exercise rooms, movie theater and beauty-barber services;
6. As a 24-hour operation, the assisted living facility is expected to employ approximately
80 full and part time staff. At any given time, as many as 18 employees would be on site
for a given shift;
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7. The assisted living facility will include various delivery receiving and service needs
throughout each day, and will accommodate family and guest visitors throughout each
day;
8. Assisted living parking is proposed at 70 parking spaces dedicated to residents and staff;
9. The commercial site is proposed to be developed in 1 phase, with construction of each of
the six (6) proposed businesses at varying timeframes based on project demand;
10. Commercial center site improvements include 214 vehicle parking spaces, 11 motorcycle
spaces, 16 bicycle racks and 16 bike lockers to serve the proposed uses;
11. Commercial retail uses, building and lot sizes, and associated parking on each distinct
commercial parcel include:
a. Lot 2 Retail 0.54 ac / 23,718 sq ft Bldg = 8,026 sq ft Parking = 19
b. Lot 3 Retail 0.37 ac / 16,007 sq ft Bldg = 3,205 sq ft Parking = 10
c. Lot 4 Restaurant 0.75 ac / 33,015 sq ft Bldg = 4,835 sq ft Parking = 39 s
d. Lot 5 Restaurant 0.66 ac / 28,920 sq ft Bldg = 4,982 sq ft Parking = 34 s
e. Lot 6 Retail-Rest. 1.20 ac / 52,196 sq ft Bldg = 6,240 sq ft Parking = 34 s
f. Lot 7 Grocer 1.76 ac / 76,499 sq ft Bldg = 21,981 sq ft Parking = 81 s
5.28 ac / 230,355 sq ft Bldg = 49,269 sq ft Total = 217
12. Demolition of the existing single-family residence on Tank Farm Road,
13. Amendment to the Airport Area Specific Plan to modify the land use designation from
Business Park with Specific Plan Overlay (BP-SP) to Community Commercial with
Special Focus Area and Specific Plan Overlay (C-C-SF-SP),
14. General Plan Amendment and rezone for the 1.37 acre parcel at 660 Tank Farm Road
modifying the land use designation from Business Park to Community Commercial and
the Zoning Designation from Business Park (BP-SP) to Community Commercial with
Special Focus Overlay (C-C-SF-SP).
15. Design Exception for Tank Farm Road frontage improvements to allow 11-foot vs. 12-
foot wide travel lanes, and
16. Frontage and on-site improvements.
Two points of access from Tank Farm Road are proposed via a north -south driveway that is shared
with the assisted living portion of the site, and a signalized intersection at the MindBody intersection
that connects to the Industrial Way/Broad Street signalized intersection. Access from Broad Street is
provided by a driveway located along the northerly property line. This driveway will also provide
access to the SESLOC Federal Credit Union building to the north. The existing right-in/right-out
driveway access to SESLOC from Broad Street would be eliminated.
The site plan is configured with the smaller commercial buildings near and along the Tank Farm-
Broad Street intersection, with parking located between the perimeter buildings and the anchor grocer.
The anchor building is located at the northwest quadrant with its entry set at the southeast corner of
the footprint near the center of the site. The remaining buildings are oriented on the Broad Street and
Tank Farm Road frontages.
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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 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, 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 assisted living
portion of the project and the SESLOC property.
The commercial buildings are designed with shed roof forms and overhangs with board and batten
siding. Materials consist of a mix of storefront, plaster surfaces and vertical siding which are
incorporated to provide variation in wall finishes. Other architectural elements include cantilevered
awnings, canopies and trellis elements. The color selections for the project reflect a neutral earth tone
palette.
The proposed two-story, thirty-two (32) foot high assisted living building’s design incorporates an
architectural style and materials consistent with the surrounding neighborhood. The color palette is
neutral, and materials consist of a mix of Alumawood, Hardie siding, stucco, board and batten, and
stone. The assisted living facility design incorporates use of simple shed roof forms, and board &
batten and lap siding, with the intent to provide complementary forms and m aterials between the
assisted living and retail project components.
The proposed project has been designed to collect stormwater runoff from the seven (7) proposed
buildings, landscaping, parking and drive aisles, and direct the water into underground storage
facilities as a strategy to address current post-construction stormwater regulations. The impervious
areas on site have been designed with gradients to direct stormwater through a storm drain system
that will route the stormwater to the two (2) proposed underground storage facilities.
Mitigation of impacts to 0.19 acres of seasonal wetland and ephemeral drainage area is incorporated
into the project design and proposes a 3:1 replacement ratio with the enhancement of approximately
.60 acres along the Orcutt Creek corridor. The enhancement plan provides for the removal of invasive
Figure 3. Wetland Replacement and Riparian Enhancement
Areas
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non-native species and planting of native plans in the northwest corner of the site and creek setback
areas along Orcutt Creek (Figure 3, above)
4.2 Airport Area Specific Plan Amendment
To be consistent with the LUCE Update in 2014, the proposed amendment to the AASP is to modify
the AASP land use designation from Business Park-Specific Plan to Community-Commercial-
Specific Plan with Special Focus Overlay (C-C-SF-SP). The approximately 1.4 acre site at 660 Tank
Farm Road at the westerly end of the site adjacent to Orcutt Creek also requires a General Plan
Amendment and Rezone to be consistent with the application of the C-C-SF-SP zoning to the whole
project site (Figure 4, below, and Attachment 1, Exhibit A). Attachment 1, Exhibit B includes
proposed text amendments to the AASP to incorporate the proposed project into the Specific Plan
and to reflect the Special Focus Area.
Figure 4. Northwest Corner site plan
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4.0 EVALUATION
4.1 Project Site Plan
The proposed site plan provides for needed points of connection to the City’s utilities and circulation
systems. The retail center and assisted living buildings will have domestic water, recycled water,
sewer, and fire services.
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.
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. Constraints
associated with a “full width” build-out of this road include: 1) conflicts with the existing drainage
facilities at the MindBody intersection; 2) relocation of the existing traffic signal pole and facilities;
and 3) a sixteen (16) foot jog in the west bound through lane at the intersection to otherwise widen
to the full width Public Works requirements.
Figure 5. Northwest Corner site plan
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4.2 Site Circulation
As noted previously, the project site currently has accommodated off-site circulation goals of the
Circulation Element; namely the extension of the Industrial Way-Broad Street roadway through the
SESLOC site and continuing to the MindBody signalized intersection at Tank Farm Road, and the
potential connection to the secondary access to the project at 650 Tank Farm Road – also exiting on
this perimeter road connection. Access to this perimeter road will be provided on the assisted living
facility property to the 650 Tank Farm Road project site to the west via a bridge crossing on Orcutt
Creek. This bridge will be designed and installed consistent with the conditions, mitigation measures,
and requirements of the project at 650 Tank Farm Road.
4.3 Storm Water Management
The proposed project has been designed to collect stormwater runoff from the seven (7) proposed
buildings, landscaping, parking and drive aisles, and direct the water into underground storage
facilities. The impervious areas on site have been designed with slopes and grading to direct
stormwater through a storm drain system that will route the stormwater to two (2) proposed
underground storage facilities.
The Project’s Storm Water Control Plan 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 100-year storm event. The proposed stormwater system has been
designed to reflect 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.
4.4 Project Phasing
The project is proposed to be constructed in phases by the applicant. Current phasing plans call for
construction of the project in generally 3 phases. Phase 1 would include the perimeter roadways and
utility improvements for the initial 100 assisted living facility units and associated support services.
Phase 2 would be the development of the commercial center and Phase 3 would be the completion
of the last 39 units of the assisted living facility.
Generally, subdivision improvements need to be approved and constructed prior to building permit
issuance. Staff has included conditions of approval that recognizes the applicants request for phased
improvements. Additional detailed analysis would be required for a determination of acceptable
infrastructure phasing (Draft Resolution, conditions 19 & 20). The applicant’s proposed phasing plan
requires further detailed submittals to address various details such as multi-modal site access, access
controls, grading and drainage, emergency vehicle access, etc.
4.5 General Plan Policy Consistency
The 2014 General Plan establishes a number of community goals, policies and programs for
development that relate to the proposed site. These include:
• Special Focus Area #12
• Neighborhood Connections
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• Mixed-Use Developments and Convenience
• Neighborhood Compatibility
• Airport Area Standards
4.6 Special Focus Area #12. General Plan Policy 8.13 provides that the subject site would be a
mixed-use development, providing uses consistent with the “Community Commercial” and “Office”
designations. This policy calls for a strong commercial presence at the corner of Tank Farm and Broad
Street, and to emphasize creek protection and circulation connectivity as noted above in any land
plan. As discussed above, the project was brought to the Planning Commission on June 13, 2018 for
a conceptual policy review to receive early, high-level comments on the projects potential consistency
with the Special Focus Area policies. The applicant has made a number of changes to the project
following Planning Commission and Architectural Review Commission feedback (Applicant project
narrative and ARC response, Attachments 2 & 6).
Articulated walkways have been added within and along the perimeter of the uses, as well as enhanced
connections between the commercial uses and assisted living facility. Improvements have been made
to the commercial service areas located along the central road access to better screen loading and
unloading functions for the uses. This access has also been revised with a curvilinear drive and
landscaping to minimize visibility from off-site. Pedestrian meeting areas/plazas have been added to
the retail center and better connect to pedestrian and bicycle routes into the site.
4.7 Neighborhood Connections. General Plan Policies 2.2.4 and 2.2.5 discuss planning for
connectivity both internally to a given project, and as that project relates to the larger neighborhood
context. The subject site is located at the northwest corner of Tank Farm Road and Broad Street and
provides pedestrian and bicycle connections to the nearby employment centers at MindBody and
along the Broad Street corridor, and to retail services at the Marigold Shopping Center. Additionally,
vehicle circulation internal to the project and to connect to adjoining development is enhanced,
providing additional access options to motorists working or visiting the area. The internal access
patterns for the site promote accessibility from off-site and facilitate internal access for visitors to the
various retail and food service businesses proposed for the development.
4.8 Mixed-Use Developments and Convenience. General Plan Policies 2.3.1 and 2.3.6 encourage
mixed-use projects to integrate complementary uses close to one another, and to ultimately cut down
on vehicle traffic by making these mixed-use projects accessible to other nearby neighborhoods. The
design of the proposed project adheres to the General Plan policies encouraging retail shopping and
food service options located close to employment centers, transportation corridors and resident needs.
4.9 Neighborhood Compatible Development. General Plan Policy 2.3.9 sets several goals for new
development (specifically residential, but equally applicable to “infill” projects) within established
neighborhoods. The vicinity of the proposed project includes a wide mix of commercial, office,
professional, business park, manufacturing, industrial and residential uses. The proposed mixed-use
project includes the potential for a mix of these uses as allowable land use types. Architectural design
of the proposed project is also consistent with architectural stylings found in the nearby area. As
analyzed further below, the project also incorporates many of these established architectural styles
into a well-designed center that is compatible with scale and design of these neighborhoods.
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4.10 Airport Area Specific Plan Consistency
First adopted by the City Council in 2005, the Airport Area Specific Plan (AASP) included a series
of goals, policies and programs to comprehensively guide development of the Planning Area.
Additional guidelines and development standards are included in the AASP, as well as infrastructure
requirements and a plan for implementation of the Plan. In 2014 the AASP was updated to reflect
current planning standards for the area.
Overall goals of the Specific Plan include:
• Provide a framework to move from County developments primarily focused on heavier
industrial and manufacturing uses to a blend of these established uses, both inside and outside
the City, with new uses focused on lighter industrial and manufacturing uses, professional and
business park developments, employment centers, retailing services to support daytime
customer demands and limited numbers of residential developments surrounding the Planning
Area.
• Plan for proposed development, including annexations within the Planning Area, so that
public facilities are developed concurrently with new development in a rational and cost-
effective fashion.
• Expand the use of bicycles and pedestrians within the Plan Area as an alternative to increasing
vehicular trips.
• Protect and enhance natural resources within the AASP, including emphasis on maintaining
visual qualities of the surrounding hills and open space areas and protection of creek corridors,
wetlands and habitat qualities.
4.11 San Luis Obispo County Airport Land Use Plan Consistency
On August 15 and again on September 19, 2018 the Airport Land Use Commission (ALUC)
considered a referral of this project from the City. On September 19th the ALUC found the proposed
project, including amendments to the City’s AASP, were consistent with the County’s ALUP. The
The ALUC’s finding of consistency (Attachment 7) and recommended conditions are incorporated
into the draft resolution recommending Council approval of the project.
4.12 Site Design and Access
The project is oriented in a horizontal mixed-use configuration, with the retail commercial uses
aligned on Broad Street and at the intersection with Tank Farm Road. The assisted living facility is
located to the western edge of the property. Vehicle access is planned with right turn in and out
movements only for the commercial center at both Broad and Tank Farm. A signalized intersection
along the western edge to match with the MindBody signal on Tank Farm will provide primary access
to the assisted living facility and secondary access for the commercial center for east bound Tank
Farm Road traffic. The road planned for the signalized intersecti on would also continue along the
western edge of the property, tie into the perimeter road around the SESLOC facility, and continue to
the Board Street intersection with Industrial Way. This circulation pattern is consistent with the
Circulation Element standards for this area. As a result of the construction of the new right turn
access to the commercial center at Broad Street, the existing right turn in and out access for SESLOC
will be closed as a result of this project.
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Provisions for an access drive over Orcutt Creek between the nearby Agera Grove Investments mixed-
use development (approved for 650 Tank Farm Road) and this property is included with the
applicant’s 2/5/19 Sheet SP-1 site plan. The approvals for the Agera project included options for two
differing alternatives for secondary access, and the preferred alternative was to connect easterly over
Orcutt Creek into the perimeter roadway planned for the subject property. This connection point in
alignment with the northern parking lot access for the assisted living facility would provide secondary
access for this adjoining project to Tank Farm Road at the MindBody signalized intersection. The
design and construction of this bridge would be the responsibility of the Agera development. This
connection would also provide an opportunity to connect pedestrian and bicycle access form this site
to the services and facilities planned for the Northwest Corner project. Conditions have been added
to require this easement/access be shown on the Final Map or other appropriate instrument to the
satisfaction of the Public Works Director/City Attorney.
Pedestrian access to the site would primarily come from various points of entry planned along the
Broad and Tank Farm frontages. Figure 1 describes several points where sidewalk access into the
site is provided. Once inside the site, there are a number of pedestrian links (differentiated by
separated pedestrian aisles, alternate paver and colored concrete materials, landscaping and trellis
markers) between the retail and assisted living sites to facilitate safe pedestrian access throughout the
mixed-use project. Pedestrian access between the SESLOC site and this project is also planned.
4.13 Architectural Design Review
Following standards included in the AASP and Community Design Guidelines, the project endeavors
to create a complimentary massing and scale of buildings located on the 10-acre site while
maintaining some uniqueness between buildings architecturally. 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.
The commercial center consists of six (6) detached buildings combining heavy shed 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 assisted 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.
Commercial center materials include 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 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 features.
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The landscape concept is designed to create a “softscape” character including natural, ornamental,
and agricultural landscapes. The project design provides an attractive and sustainable landscape that
complements and is consistent with neighboring urban landscapes.
The proposed two-story, thirty-two (32) foot high Assisted Living building’s design incorporates an
architectural style and materials consistent with the surrounding neighborhood. The color palette is
neutral, and materials consist of a mix of Alumawood, Hardie siding, stucco, board and batten, and
stone to create a natural look. The assisted living facility design reflects many of the proposed features
for the shopping center with use of simple shed roof forms, board & batten and lap siding, providing
consistency between the two projects. The project will also include use of wood columns and beams
and stone veneer to accent the main entry. Individual wall planes and surfaces are articulated
vertically and horizontally to provide variation dimensionally.
4.5 Architectural Review Commission
The ARC reviewed the proposed project on October 15, 2018. During their review the ARC provided
direction on a number of building and site design issues. The applicant has responded to ARC
comments and (Attachment 5, 10-15-2018 Staff Report and meeting minutes) included more internal
connectivity and articulation to the pedestrian paths of travel, expand variety and landscape treatments
along project frontages, particularly Tank Farm Road, modify building designs to simplify materials
and roof forms, use of canopies and arcades to tie the walkways together and avoid white and mustard
color treatments, preferring a more subdued color theme. With these comments the ARC
recommended the Planning Commission find the project consistent with AASP and Community
Design Guideline standards for development in this area.
4.6 Orcutt Creek Riparian Corridor
The proposed project abuts Orcutt Creek as it extends along the western edge of the property, near
the assisted living facility. The project proposes a creek setback exception, primarily to allow a
uniform extension of the proposed perimeter road to extend along this edge of the property (Figure 6,
below).
Zoning standards require a 35’ setback, and for the majority of the site adjoining the creek this
minimum setback is provided. There are three (3) areas where the placement of the road infringes on
this setback. Two of these areas paralleling the creek, totaling just under 5,000 sf in area, vary
between 1’-12’ in depth. The third area would be the crossing of the creek with the bridge access from
the Agera Grove development at 650 Tank Farm Road. As noted in Figure 3 above, an area for
wetlands mitigation is proposed that can be used in addition to the corridor enhancement areas to
offset the loss of area with this creek setback exception. In staff’s analysis, the creek setback exception
request can be supported since the encroachment is minor and the project incorporates mitigation and
creek restoration. The creek restoration consists of removal of invasive non-native species and
replanting with native plantings1.
1 COSE Policy 8.7.2 Enhance and restore open space. B. Establish self-sustaining populations of native species that
were historically found in natural habitat areas. 2. To reverse historical trends of creek channelization and modification,
re-establish native riparian vegetation.
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Figure 6 – Creek Setback Exception Areas Adjoining Assisted Living Facility
4.7 Parking
Assisted Living Facility
The applicant has included the following parking calculation for the assisting living (continuing care
community use which staff has verified is consistent with and exceeds requirements of the Zoning
Regulations.
Shopping Center
The shopping center configuration includes six separate buildings/parcels. The applicant is requesting
a 20% Shared Parking Reduction based on the proposal for all uses in the center to provide for shared
parking between all six parcels. The uses shown in the below table anticipate some uses with higher
parking demands and may represent a “worst case” scenario with four of the six uses representing
higher parking demands that are already anticipated in the parking calculations with the 20%
Two areas vary between 1’-12’
in depth. Total area = 4,963 sf
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requested reduction. With the excess of parking provided for the assisted living use, there also would
likely be no “spillover” of parking to the retail center.
4.8 Environmental Review
An initial study has been prepared in accordance with the California Environmental Quality Act
(CEQA) to evaluate the potential environmental effects of the proposed project. A Mitigated Negative
Declaration (MND) is recommended for adoption (see Reading File). Mitigation measures in the areas
of Air Quality, Biological, Cultural Resources, Noise, and Transportation, are recommended to
reduce potential impacts to less than significant levels.
The Draft IS/MND was released for the 30-day public review period on April 5, 2019 and the public
review period will conclude on May 4, 2019. Comments received on the Draft IS/MND will be
incorporated as appropriate into the Final IS/MND. The draft IS/MND is available at the following
website:
http://www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents
4.9 Signs
The applicant’s submittal includes a conceptual signage in terms of locations, size, and general sign
types for the commercial center. Sign programs are an effective way to establish ongoing
requirements to ensure signage is coordinated and compatible with the development and surrounding
area in projects with multiple tenants and buildings. Staff has included a recommended condition of
approval which requires Community Development Director approval of a final sign program.
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5.0 OTHER DEPARTMENT COMMENTS
All City Departments have reviewed the project and have provided comments that are incorporated
into the staff report and recommended resolution as conditions of approval and code requirements.
6.0 ALTERNATIVES
6.1 Continue the project with direction to the applicant and staff on pertinent issues.
6.2 Deny the project based on findings of inconsistency with the AASP, General Plan, Design
Guidelines or Subdivision Regulations.
7.0 ATTACHMENTS
1. Draft Resolution including Exhibits “A” and “B”
2. Applicant’s Project Narrative
3. Project Plans
4. 6-13-2018 Planning Commission Conceptual Policy Review Staff Report and Minutes
5. 10-15-2018 ARC Staff Report and minutes
6. Applicant ARC revision memorandum, December 20, 2018
7. 9-19-2018 Airport Land Use Commission Determination of Consistency
8.0 READING FILE
1. Draft Initial Study and MMRP
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RESOLUTION NO. PC-XXXX-19
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF SAN LUIS OBISPO RECOMMENDING THE CITY COUNCIL
ADOPT THE AIRPORT AREA SPECIFIC PLAN AMENDMENTS AND
ASSOCIATED GENERAL PLAN AMENDMENT AND REZONE,
VESTING TENTATIVE TRACT MAP, CREEK SETBACK
EXCEPTION, AND ARCHITECTURAL DESIGN REVIEW TO ALLOW
THE PHASED DEVELOPMENT OF AN ASSISTED LIVING FACILITY
AND COMMERCIAL CENTER AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS
DATED APRIL 10, 2019 (660 TANK FARM ROAD, 3985 BROAD
STREET; EID-1484-2018, SPEC-1482-2018, SBVD-1483-2018, ARCH-
1486-2018)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
April 10, 2019, for the purpose of considering an Initial Study-Mitigated Negative Declaration of
environmental impacts, Airport Area Specific Plan Amendments, General Plan Amendment and
Rezone, Vesting Tentative Tract Map, Architectural Review, and Creek setback exception for the
property located at 660 Tank Farm Road and 3985 Broad Street to consider a recommendation to
the City Council for a phased project with an assisted living facility and commercial center; and
WHEREAS, on June 13, 2018 the Planning Commission of the City of San Luis Obispo
conducted a conceptual policy review of the proposed project; and
WHEREAS, on October 15, 2018, the Architectural Review Commission of the City of
San Luis Obispo reviewed the project for consistency with the with Community Design Guidelines
and Airport Area Specific Plan Community Design Standards; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission does hereby recommend the City
Council approve the proposed project (SPEC-1482-2018, SBVD-1483-2018 (VTTM #3115),
ARCH-1486-2018) that includes a Specific Plan Amendment, General Plan Amendment and
Rezone, Vesting Tentative Tract Map, and Architectural Review to allow a phased project
consisting of: (7) parcels with up to 49,269 square feet of commercial development and up to
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133,656 square feet of assisted living facility including 139 living units and support services based
on the following findings:
General Plan Amendment, Airport Area Specific Plan Amendment, and Rezone Findings:
1. The proposed amendments to the General Plan, including the rezone, and Airport Area
Specific Plan land use amendments as shown in Exhibit A bring the parcels included in the
project into consistency with existing zoning of the subject parcel which was rezoned to
Community-Commercial with Special Focus Overlay (C-C-SF) when the 2014 Land Use
and Circulation Element update was adopted.
2. The proposed project is consistent with policy objectives of the Broad Street and Tank
Farm Road Special Focus area since it provides a mix of uses with a strong commercial
presence at the intersection.
3. The AASP as amended is consistent with policy direction for the area included in the
General Plan and in particular the following General Plan policies:
a. LUE Policies 2.2.4 and 2.2.5 provide for neighborhood connections in new
projects, both internally and externally so as to integrate new projects into the
neighborhoods in which they are proposed, as well as take advantage of
opportunities for locating new development close to major employers, retailing and
multi -modal transportation facilities;
b. LUE Policies 2.3.1, 2.3.6 and 2.3.9, which promote quality neighborhoods and
infill development, because the project is located within walking distance to
MindBody Headquarters, SESLOC, other nearby employers as well as retail uses
and other retail and personal services;
c. LUE Policy 3.4.1 encourages mixed-use projects in Community-Commercial
districts to provide support services near retailing and office facilities;
d. LUE Policy 8.13 establishes the “Special Focus” Area #12 at the subject site to
facilitate improvements to bicyclist and pedestrian facilities in the project area, and
by integrating uses within the larger established Tank Farm-Broad Street
neighborhood reduce vehicle trips and provide additional employment and retailing
opportunities to this part of town; and
e. The AASP as amended is also consistent with all other applicable General Plan
policies, as described and analyzed in the April 10, 2019 staff report to the Planning
Commission for this project.
4. On September 19, 2018, The County of San Luis Obispo Airport Land Use Commission
found the proposed project to be consistent with the Airport Land Use Plan under authority
of Section 2.7 of the ALUP.
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5. Amendments as proposed to the AASP will not be detrimental to the surrounding area or
cause a decline in quality of life for residents, employees and others in the project vicinity
since the project has been reviewed and conditioned by City Departments for conformance
with area plans, standards, policies, and regulations applicable to the site.
Vesting Tentative Tract Map, and Architectural Review findings:
1. The site is physically suitable for the type and density of development proposed, and as
otherwise allowed in the Community-Commercial with Special Focus Overlay (C -C-
SF) and Conservation and Open Space Overlay (C/OS) zoning districts.
2. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the
General Plan because the proposed subdivision respects existing site constraints, will
incrementally add to the City’s commercial and adult/senior care inventory, results in
parcels that meet prescribed density standards, and will be consistent with the development
standards of the Airport Area Specific Plan (AASP).
3. The design of the vesting tentative tract map and the proposed improvements as designed
and conditioned herein are not likely to cause serious health problems, substantial
environmental damage or substantially and unavoidably injure fish or wildlife or their
habitat.
4. The tentative map, as conditioned, will comply with all environmental mitigation
measures prescribed herein, and therefore is consistent with the California Environmental
Quality Act, and the Initial Study-Mitigated Negative Declaration (IS-MND).
5. The developments mix of uses provides greater public benefits than a single-use
development of the site because it provides both a mix of commercial uses and includes an
assisted living facility not otherwise available in the immediate area, it is located along a
major transit, bike, and pedestrian corridor, and is in close proximity to workplaces and
services.
6. The proposed parking reduction for the Special Focus Area #12 is consistent with shared-
parking projects within the City and based on the design of the center with separate
commercial buildings on separate parcels with shared access, the anticipated mix of uses
will not result in significant or sustained parking deficiencies.
7. The proposed design exception to allow 11’ travel lanes on Tank Farm Road respond to
existing constraints and are supported by the Public Works Transportation Division since
the minor exception will continue to permit reconfiguration of travel lanes to maximize
safe vehicle movements through the area in a manner consistent with the Circulation
Element.
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8. The proposed creek setback exception will permit an appropriate buffer to be established
along the area of the creek-way, will account for the irregular configuration of the subject
property in this area, includes creek habitat restoration, and will not result in a reduction of
open space along this section of Orcutt Creek that would otherwise compromise habitat
protection in the area and is consistent with the policies of the Conservation and Open
Space Elements of the General Plan.
SECTION 2. Environmental Review. Based upon all evidence, the Planning Commission
recommends the City Council adopt the Initial Study-Mitigated Negative Declaration (IS-MND),
and adopts the following CEQA Findings in support of all entitlements related to the 660 Tank
Farm Road / 3985 Broad Street Mixed-Use project:
1. The Northwest Corner Mixed-Use Project Initial Study-Mitigated Negative Declaration
(IS-MND) was prepared in accordance with the California Environmental Quality Act
(CEQA) and the State CEQA Guidelines, adequately addressing impacts associated with
the proposed amendments to the Airport Area Specific Plan and proposed project; and
2. All potentially significant effects were analyzed adequately in the referenced IS -MND,
subject to the following mitigation measures being incorporated into the project and the
mitigation monitoring program:
AIR QUALITY MITIGATION MEASURES
AQ-1 Standard Control Measures for Construction Equipment
The following standard air quality mitigation measures shall be implemented during the site
preparation and grading phases of construction at the project site:
• Maintain all construction equipment in proper tune according to manufacturer’s
specifications;
• Fuel all off-road and portable diesel-powered equipment with CARB-certified motor
vehicle diesel fuel (non-taxed version suitable for use off-road);
• Comply with the State Off-Road Regulation;
• Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification
standard for on-road heavy-duty diesel engines, and comply with the State On-Road
Regulation;
• Construction or trucking companies with fleets that do not have engines in their fleet that
meet the engine standards identified in the above two measures (e.g. captive or NOX
exempt area fleets) may be eligible by proving alternative compliance;
• All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall
be posted in the designated queuing areas and or job sites to remind drivers and operators
of the 5-minute idling limit;
• Diesel idling within 500 feet of sensitive receptors shall not be not permitted;1
1 SLOAPCD recommends that diesel idling and staging/queuing areas be prohibited within 1,000 feet of sensitive receptors. However, these
restrictions would be infeasible for the proposed project because the project site is approximately 850 feet in length, and the nearest sensitive
receptors would be the planned residential units located on the parcel immediately adjacent to the project site’s western boundary (650 Tank
Farm Road). Therefore, the diesel idling and staging/queuing area restrictions has been reduced to 500 feet.
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• Staging and queuing areas shall not be located within 500 feet of sensitive receptors;6
• Equipment shall be electrified when feasible;
• Gasoline-powered equipment shall be substituted in place of diesel-powered equipment,
where feasible; and
• Alternatively-fueled construction equipment shall be used on-site where feasible, such as
compressed natural gas, liquefied natural gas, propane or biodiesel.
AQ-2 Best Available Control Technology. Diesel construction equipment used during the
site preparation and grading phases shall be equipped with CARB Tier 3 or Tier 4
certified off-road engines and 2010 on-road compliant engines.
• AQ-1 through AQ-2 Monitoring Program:
These conditions shall be noted on all project grading and building plans. The Building Inspector
and Public Works Inspectors shall conduct field monitoring.
BIOLOGICAL RESOURCES MITIGATION
BIO-1 Vegetation removal and initial site disturbance for any project elements shall be conducted between September 1st and January 31st outside of the nesting season for birds. If vegetation removal is planned for the bird nesting season (February 1st to August 31st), then preconstruction nesting bird surveys shall be required to determine if any active nests would be impacted by project construction. If no active nests are
found, then no further mitigation shall be required. If any active nests are found that
would be impacted by construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take
of an active nest would reduce potential impacts on nesting birds to a less-than-
significant level. BIO-2 The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the Corps or written documentation from the Corps that no permit would be required for the proposed road crossing. Should a permit be required, the
applicant shall implement all the terms and conditions of the permit to the satisfaction
of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources to the extent practicable. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition,
the Corps and RWQCB may require compensatory mitigation for unavoidable
permanent impacts on waters of the U.S./State to achieve the goal of a no net loss of wetland values and functions. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level.
BIO-3 The applicant shall obtain compliance with Section 1602 of the California Fish and
Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for the proposed road crossing. Should an agreement be required, the property owners shall implement all the terms and conditions of the agreement to the
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satisfaction of the CDFG. The CDFG Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and
will be implemented in a manner that avoids and minimizes impacts in the stream zone.
In addition, CDFG may require compensatory mitigation for unavoidable permanent impacts on waters of the State. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level.
• B-1 through B-3 Monitoring Program:
Prior to issuance of any grading or building permits, Community Development Department staff
will verify that necessary permitting and certification requirements have been met and that all
improvement plans, landscaping plans and/or relevant construction permits include the required
measures for mitigation plantings, creek enhancement, and any compensatory mitigation measures
for impacts to Waters of the U.S. as required by the Corps of Engineers and RWQCB.
CULTURAL RESOURCES MITIGATION
CR-1 Halt Work Order for Discovery of Previously Unidentified Cultural Resources. In
the event that historical or archaeological remains are discovered during earth disturbing
activities associated with the project, an immediate halt work order shall be issued, and
the Community Development Director shall be notified. A qualified archaeologist shall
conduct an assessment of the resources and formulate proper mitigation measures, if
necessary. After the find has been appropriately mitigated, work in the area may resume.
A Chumash representative shall monitor any mitigation excavation associated with
Native American materials.
CR-2 Halt Work Order for Discovery of Human Remains. In the event that human remains
are exposed during earth disturbing activities associated with the project, an immediate
halt work order shall be issued, and the Community Development Director shall be
notified. State Health and Safety Code Section 7050.5 requires that no further
disturbance of the site or any nearby area reasonably suspected to overlie adjacent
human remains shall occur until the County Coroner has made the necessary findings as
to origin and disposition pursuant to Public Resources Code Section 5097.98. If the
remains are determined to be of Native American descent, the coroner shall notify the
Native American Heritage Commission within 24-hours.
• CR-1 to CR-2 monitoring program:
Community Development Department staff will verify appropriate notes identifying requirements
are listed prominently for contractor reference on applicable construction documents which
involve significant ground disturbance including grading or trenching.
NOISE MITIGATION
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N-1 Sound Wall and or Special Building Considerations South Elevation Assisted
Living Facility. At the time of submittal of construction plans for the assisted living
facility, an acoustical engineering report/analysis will be submitted detailing
construction techniques for noise mitigation to ensure interior habitable spaces facing
south do not exceed annual CNEL = 45 dBA. The mitigation will most likely be wall,
window and door assemblies, or a combination of these, with an enhanced Sound
Transmission Class rating to resist the street noise coming from Tank Farm Road.
• N-1 monitoring program:
Prior to issuance of building permits, the acoustical engineering report will be required by
Community Development Department staff to verify interior noise levels will not exceed 45 dBA,
and any requirements will be clearly noted on all plans for building construction.
TRANSPORTATION MITIGATION MEASURES
T-1 Tank Farm Road from Broad through Project Site to Mindbody intersection.
Provide a second westbound through lane on Tank Farm Road consistent with the cross
section in the Airport Area Specific Plan. Provide two westbound lanes, bike lanes, and
sidewalks consistent with the parkway arterial designation in the Airport Area Specific
Plan.
T-2 Tank Farm Road from Old Windmill Lane to Santa Fe Road. The project shall
make a fair share contribution of 0.62 percent of the cost of widening Tank Farm Road
to four lanes between Santa Fe Road and Old Windmill Lane
T-3 Broad Street/Industrial Way. The project shall make a fair share contribution towards
converting the east and west approaches from split phasing to permissive phasing and
restriping both east and west legs of the intersection to provide dedicated left turn lanes
and shared through/right turn lanes.
T-4 Fair Share Contributions. The project applicant shall make fair share contributions
towards the following improvements through payment of Citywide Traffic Impact
Fees:
• Tank Farm Road/Higuera Street: Install a second southbound left turn lane.
• Tank Farm Road/Santa Fe Road: Install a multi-lane roundabout.
• Broad Street/Tank Farm Road: Install a dedicated northbound right turn lane,
convert the westbound right turn lane to a shared through/right lane, and establish time-
of-day timing plans.
• MM T-2, T-3, and T-4 monitoring program:
The Transportation Division of Public Works, and the Community Development Department will
require that fair share contributions are paid prior to issuance of building permits.
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• MM T-1 monitoring program:
The Transportation Division of Public Works, and the Community Development Department will
require that public improvements are completed prior to occupancy.
SECTION 3. Action. The Planning Commission does hereby recommend the City
Council approve the proposed project (SPEC-1482-2018, SBVD-1483-2018, ARCH-1486-2018)
that includes a Specific Plan Amendment, General Plan Amendment and Rezone, Tentative Tract
Map, Creek setback exception, and Architectural review to allow a mixed-use project covering
seven (7) parcels with up to 49,269 square feet of commercial development and up to 133,656
square feet of assisted living facility including 139 living units and support services. The Planning
Commission’s recommendation includes Exhibits A & B to this resolution depicting the General
Plan Amendment and rezone at 660 Tank Farm Road, Airport Area Specific Plan Amendment
(Exhibit A), and associated text amendments to the Airport Area Specific Plan (Exhibit B).
Planning Division – Community Development Department
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
final approved color and material board.
3. The locations of all exterior lighting, including lighting on the structure, bollard style
landscaping or path lighting, shall be included in plans submitted for a building permit. All
wall-mounted lighting fixtures shall be clearly called out on building elevations included as
part of working drawings. All wall-mounted lighting shall complement building architecture.
The lighting schedule for the building shall include a graphic representation of the proposed
lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall
be shielded to ensure that light is directed downward consistent with the requirements of the
City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning
Regulations.
4. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will provide adequate
screening. A line-of-sight diagram may be required to confirm that proposed screening will
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be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
5. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with
corresponding symbols for each plant material showing their specific locations on plans.
6. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the backflow preventer and double-check assembly shall be located in the street yard
and screened using a combination of paint color, landscaping and, if deemed appropriate by
the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
7. A final sign program for the Commercial site shall be approved by the Director of Community
Development prior to issuance of building permits for that phase of the project. The sign
program shall include information on the sizes, locations, colors, materials, types, and
illumination of all signage. Project signs shall be designed to be compatible with the
architecture of proposed buildings and complement the site’s setting.
8. Inclusionary Housing. Prior to issuance of building permits, inclusionary in-lieu fees of 5%
of building evaluation shall be paid.
9. The following use standards and conditions reflect requirements established under the San
Luis Obispo County Airport Land Use Commission’s (ALUC) determination of consistency
(9-19-2018) and shall be complied with as follows:
a. The Project submitted to the County under Referral Letter dated July 25, 2018 shall be
conditioned by the City to be consistent with said referral, and will not be changed
without the input of the ALUC;
b. Airport Area Specific Plan Amendments as provided herein are limited to the subject
property;
c. Non-residential density for the site within the S-1c Safety Area would be limited to a
maximum 120 persons/acre;
d. Maximum building heights would be 35’;
e. Interior noise standards of the Airport Land Use Plan (ALUP) would be met inside the
assisted living facility;
f. No improvements would constitute a navigation hazard as defined by the ALUP;
g. Uses that would potentially interfere with takeoffs, landings and maneuvering of aircraft
would be prohibited;
h. Avigation easements would be required for the site; and,
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i. Disclosures would be provided to potential buyers and tenants regarding airport
operations.
Engineering Division – Public Works/Community Development Department
10. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, open space, slope banks, construction, public and private
streets, pedestrian and bicycle facilities, common driveways, and maintenance of the same
shall be shown on the final map and/or shall be recorded separately prior map recordation.
Said easements may be provided for in part or in total as blanket easements.
11. The final map and improvement plans shall show the extent of all existing and proposed on-
site and off-site offers of dedication. Subdivision improvement plans and or preliminary
designs may be required for any deferred improvements so that dedication limits can be
established. These improvements may include but are not limited to road construction and
widening, grading and drainage improvements, utility easements, bridges, bike bridges,
transit stops, bikeways, pedestrian paths, and signalized intersections.
12. The map and/or improvement plans shall show and label the separate access easements to
serve the Sesloc property to the north and the redevelopment project to the west known as
650 Tank Farm Road. The map and plans shall show and label the proposed private sewer
main easement to serve the proposed Sesloc development to the north. Separate easement
agreements shall be prepared and finalized by the developer.
13. The subdivider shall dedicate a 10’ wide street tree easement and 15’ wide public utility
easement (P.U.E.) across the Broad Street and Tank Farm Road frontages of each lot. Said
easements shall be adjacent to and contiguous with all public right-of-way lines bordering
each lot.
14. Access rights shall be dedicated to the City along the Broad Street and Tank Farm Road
frontages except at approved driveway locations. Said dedications shall be shown and
labeled on the final map.
15. The developer shall include any other out-of-tract offers of dedication related to the need
for public utility extensions related to orderly development of the AASP that are not
otherwise located within a public street.
16. All private improvements shall be owned and maintained by the individual property owners
and/or a Commercial Owner’s Association as applicable. Private improvements include but
are not limited to streets, drive aisles, parking lot improvements, sidewalks, private
pedestrian/bike paths, private sewer mains/laterals, water services, fire services, reclaimed
water services, drainage systems, detention basin(s), site lighting, landscape, landscape
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irrigation, and common areas.
17. A notice of requirements or other agreement acceptable to the City of San Luis Obispo may
need to be recorded in conjunction with the Final Map to clarify development restrictions,
fee payments, conditions of development, and references to any pertinent conditions of
approval related to this map and/or off-site requirements.
18. Off-site improvements, easements and/or dedications may be required to facilitate through
street access and public water, recycled water and sewer main extensions beyond the tract
boundary and in accordance with the AASP.
19. Unless specifically approved by the City, all public and private subdivision improvements
shall be approved prior to map recordation and/or building permit issuance, whichever
occurs first. Subdivision sureties shall be provided for all subdivision improvements if the
map will record prior to completion of the improvements.
20. Unless phased or interim improvements are approved by the City, all pertinent public and
private subdivision improvements shall be completed prior to building occupancy.
21. The subdivider shall remove the off-site right-in/right-out turning island serving the Sesloc
property within the Broad Street right-of-way. This access will be replaced by a similar on-
site access to the perimeter roadway along the northern edge of the site adjoining the
SESLOC property. The new access driveway off of Broad Street shall restrict access to
right-in/right-out/left-in only. The developer shall provide written notice to Sesloc on the
proposed construction schedule and timing related to the off-site public and private
improvements related to the abandonment of the Sesloc driveway. A copy of said
notification shall be provided to the City.
22. A separate building permit/parking lot permit shall be processed for the proposed private
Sesloc on-site improvements required to accommodate the closure of the southerly Sesloc
parking lot access. The driveway shall not be closed until a secondary access is provided
unless otherwise approved by Sesloc and the City.
23. With respect to any off-site improvements, prior to filing of the Final Map, the subdivider
shall either:
a. Clearly demonstrate their right to construct the improvements by showing access to,
title or interest in the property in a form acceptable to the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to
acquire interest to the subject property and request that the City assist in acquiring the
propert y required for the construction of such improvements and exercise its power of
eminent domain in accordance with Government Code Section 66462 .5 to do so, if
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660 TANK FARM ROAD, 3985 BROAD STREET
EID-1484-2018, SPEC-1482-2018, SBVD-1483-2018, ARCH-1486-2018
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necessary. Subdivider shall also enter into an agreement with the City to pay all costs
of such acquisition including, but not limited to, all costs associated with
condemnation. Said agreement shall be in a form acceptable to the City Engineer and
the City Attorney. If condemnation proceedings are required, the subdivider shall
submit, in a form acceptable to the City Engineer, the following documents regarding
the property to be acquired:
i. Property legal description and sketch stamped and signed by a Licensed Land
Surveyor or Civil Engineer authorized to practice land surveying in the State of
California;
ii. Preliminary title report including chain of title and litigation guarantee;
iii. Appraisal of the property by a City approved appraiser. In the course of
obtaining such appraisal, the property owner(s) must be given an opportunity to
accompany the appraiser during any inspection of the property or acknowledge
in writing that they knowingly waived the right to do so;
iv. Copies of all written correspondence with off-site property owners including
purchase summary of formal offers and counter offers to purchase at the
appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer approval,
the Subdivider shall deposit with the City all or a portion of the anticipated costs,
as determined by the City Attorney, of the condemnation proceedings. The City
does not and cannot guarantee that the necessary property rights can be acquired
or will, in fact, be acquired. All necessary procedures of law would apply and
would have to be followed.
24. All public streets shall conform to City Engineering Standards and AASP including curb,
gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City
Engineer. Where conflicts occur between the City Engineering Standards and concepts
identified in the AASP and/or this project approval, a final determination on design shall be
provided by the City Engineer.
25. Final roadway alignment shall be consistent with the AASP, Bike Plan, and City Engineering
Standards except where the applicant has requested and been granted a formal design
exception.
26. The development plans shall be revised to include the circulation changes shown at the
project interface with the Sesloc access driveway to the north as shown on Conceptual Site
Plan sheet SP-1 dated 2/5/19 and Bethel Engineering reference plan sheet 1 of 1 dated
1/23/19. The final orientation of the through street, stop controlled drive aisle, pedestrian
access, and bike connectivity shall be approved to the satisfaction of the City.
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660 TANK FARM ROAD, 3985 BROAD STREET
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Page 13
27. The improvement plans shall include all final line-of-sight analysis at applicable
intersections to the satisfaction of the Public Works Department. Fence heights and
plantings in the areas of control shall be reviewed in conjunction with the analysis. A
separate recorded declaration, covenant, agreement or Notice of Requirements for private
property owner maintenance of sight lines may be required.
28. Any jurisdictional permits from the Army Corp, Fish and Wildlife, or Regional Water
Quality Control Board required for the drainage, site improvements, street and road
improvements shall be issued prior to plan approval and/or commencing with work within
the respective waterways.
29. All mitigation measures (MM) specific to Transportation requirements shall be provided
as detailed under this Resolution to the satisfaction of the City Engineer.
30. Access rights for the development at 650 Tank Farm Road shall be dedicated prior to
or concurrent with the recordation of the final map. Improvements for access would be
completed by the development at 650 Tank farm Road under the conditions of their permits.
A shared maintenance program for this access may be prepared between the parties and will
be included with disclosures to prospective tenants and buyers as provided in these
conditions (See COA 57).
31. The subdivider shall install public street lighting and all associated facilities including but
not limited to conduits, sidewalk vaults, fusing, wiring and luminaires along all public
streets and intersections per City Engineering Standards.
32. Private site lighting shall be provided per City Engineering Standards. Unless otherwise
waived by the City, the through access roadway/bikeway from the northerly tract boundary
to the signal at Tank Farm Road shall include street/pathway lighting per City Engineering
Standards and the City’s Bike Plan.
33. Improvement plans for the entire subdivision, including any off-site improvements shall
be approved to the satisfaction of the Public Works Department, Utilities Department,
and Fire Department prior to map recordation.
34. The improvement plans shall clearly show all existing structures, site improvements,
utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall
include the proposed disposition of the improvements and any proposed phasing of the
removal and demolition. All structures and utilities affected by the proposed lot lines shall
be removed and receive final inspection approvals prior to map recordation.
35. The improvement plan submittal shall include a complete construction phasing plan in
accordance with the conditions of approval, City codes, and standards. A truck circulation
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Page 14
plan and construction management and staging plan shall be included with the improvement
plan submittal. General truck routes shall be submitted for review and acceptance by the
City. The engineer of record shall provide a summary of the extent of cut and fill with
estimates on the yards of import and export material. The summary shall include rough
grading, utility trench construction, road construction, AC paving, concrete delivery, and
vertical construction loading estimates on the existing public roadways. The developer shall
either; 1) complete roadway deflection testing before and after construction to the
satisfaction of the City Engineer and shall complete repairs to the pre-construction condition,
or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards
and guidelines, or 3) shall propose a pavement repair/replacement program to the
satisfaction of the City Engineer prior to acceptance of the subdivision improvements.
36. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each lot to the satisfaction of the Public Works Department and serving
utility companies. All public and private sewer mains shall be shown on the public
improvement plans and shall be constructed per City Engineering Standards unless a
waiver or alternate standard is otherwise approved by the City. The plans shall clearly
delineate and distinguish the difference between public and private improvements.
37. City recycled water or another non-potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available from
the City’s Utilities Department. Recycled water is readily available near the intersection of
Tank Farm Road and Orcutt Road.
38. Final grades and alignments of all public and/or private water, sewer and storm drains shall
be approved to the satisfaction of the Public Works Director and Utilities Department. The
final location, configuration, and sizing of service laterals and meters shall be approved in
conjunction with the review of the building plans, fire sprinkler plans, and/or public
improvement plans.
39. The improvement plans shall show the location of all domestic and landscape water meters.
The plan shall include service lateral sizes and meter sizes. Sizing calculations may be
required to justify service and meter sizing. Water impact fees related to the irrigation water
meter(s) shall be paid prior to approval of the subdivision improvement plans for each
pertinent map and/or construction phase.
40. The development of the on-site utility plan shall include a sewer study to confirm the
minimum design depth of the private sewer main to accommodate a creek crossing and
gravity flow from the proposed Sesloc office expansion project.
41. Unless otherwise approved by the City, sewer laterals and/or private mains shall connect to
the public sewer main located within Tank Farm Road. If approved for connection in Broad
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EID-1484-2018, SPEC-1482-2018, SBVD-1483-2018, ARCH-1486-2018
Page 15
Street, a comprehensive plan based on the field confirmation of all existing public and
private utility depths shall be completed to confirm that a gravity sewer can be achieved
with gradients and utility clearances per City Engineering Standards.
Transportation Division - Public Works Department
42. The project shall pay all required transportation impact fees, including required County 227
Impact Fees, and fair share contributions as indicated in the traffic impact study, dated Nov.
11, 2018, and project environmental documents before building permits are issued.
43. The following required public improvements shall be completed by the property owner prior
to occupancy:
a. Re-stripe southbound approach at Broad Street/Tank Farm intersection to provide two
(2) left turn lanes, to the satisfaction of the Public Works Director. Improvements
include any required modifications to traffic signal detection, phasing operation and
timings to accommodate additional turn lane.
b. Locate curb and gutter and pave out Tank Farm Road to final Airport Area Specific
Plan cross section across entire property frontage. Stripe roadway to the satisfaction of
the Public Works Director.
c. Abandon SESLOC driveway to the north of the project site and reconstruct sidewalk,
parkway and gutter to City Standards.
d. The median on Tank Farm along the project frontage shall be reconstructed in concrete,
to the satisfaction of the Public Works Director.
e. Complete median design / access controls for right-in / right-out / left-in access at the
north project driveway on Broad Street, to the satisfaction of the Public Works Director.
f. Complete traffic signal improvements to the Tank Farm / Mindbody signal to the
satisfaction of the Public Works Director. This includes all required poles, signal heads,
cables, cabinet equipment, battery backups and all other necessary equipment for the
traffic signal to function in its intended purpose, per Caltrans and City of San Luis
Obispo Standard Specifications.
44. Project shall grant a public access easement along the entire access roadway (connection
between Mindbody Signal and SESLOC property) to the west of the project site.
Utilities Department
45. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained, and shall have reasonable alignments
needed for maintenance of public infrastructure.
46. Revisions to the city owned fiber optic cable located along the east boundary of the project,
that may result from the proposed land use modifications, shall be adjusted or re-
constructed to the satisfaction of the Utilities Director.
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660 TANK FARM ROAD, 3985 BROAD STREET
EID-1484-2018, SPEC-1482-2018, SBVD-1483-2018, ARCH-1486-2018
Page 16
47. The proposed project is within an area subject to shallow ground water. Heat-fused HDPE
pipe shall be used for the proposed private and public sewer collection system to prevent
groundwater infiltration.
48. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided
with the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans.
49. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water from the existing service that was stubbed to the property.
The irrigation system shall be designed and operated as described consistent with recycled
water standards in the City’s Procedures for Recycled Water Use, including the requirement
that sites utilizing recycled water require backflow protection on all potable service
connections. The irrigation plans shall be submitted to the Building Department for review
during the City’s building permit review process. Frontage improvements must include
approximately 950-feet of a new 8” recycled water main with new recycled water services
to the project. The alignment of the recycled water mains shall follow the engineering design
standards and shall be designed to the satisfaction of the Utilities Engineer.
50. The project’s commercial and residential uses shall be metered separately.
51. Public sewer and water pipe infrastructure shall not be extended into private access road, but
public water meters can be installed for each parcel with a dedicated access easement, and is
to the satisfaction of the Utilities Engineer.
52. Irrigation systems using recycled water shall be designed and operated as described consistent
with the City’s Procedures for Recycled Water Use, including the requirement that sites
utilizing recycled water require backflow protection on all potable service connections in
accordance with the Engineering Design Standards. Three sets of irrigation plans shall be
submitted for review during the City’s improvement plan and/or building permit review process.
53. Water flow rates and flow velocities shall comply with the minimum requirements of the
2016 Potable Water Distribution System Operations Master Plan.
54. Final grades and alignments of all public and/or private water, recycled water, and sewer
shall be approved to the satisfaction of the Utilities Department. The final location,
configuration, and sizing of on-site service laterals and meters shall be approved by the
Utilities Director in conjunction with the review of the building plans, fire sprinkler plans,
and/or public improvement plans.
Code Requirements:
55. Potable water shall not be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
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Page 17
program.
56.Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions.
57.Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per
the requirements of the San Luis Garbage Company.
58.During Building Permit Review, the development of the plan shall be coordinated with San
Luis Garbage. The plan must be submitted for approval by the City's Utilities Engineer
prior to issuance of the project’s Building Permit.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 10th day of April 2019.
Attachment 1
____________________________________
Xzandrea Fowler, Secretary
Planning Commission
Packet Page 38
Specific Plan: BP-SP to CC-SP-SF
General Plan: Business Park to Community Commercial
Zoning: BP-SP to CC-SF
Specific Plan: BP-SP to CC-SP-SF
3985 Broad St
660 TankFarm Rd
TANK FAR
M
BRO
AD
µ0 100 200 300 400 500 600Feet
GP Amendment, RZ, SPA
660 Tank Farm Road and 3985 Broad Street Exhibit AAttachment 1
Packet Page 39
**DRAFT**
Airport Area Specific Plan Amendments
(SPEC-1482-2018)
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 July 2018; rev. 7 January 2019
I.INTRODUCTION
The Broad Street at Tank Farm Road Site is identified as a special focus area in the General Plan within
the Airport Area Specific Plan (“AASP”). It is unique, and the only location in the AASP with this
particular designation and zoning. Therefore, the proposed amendment utilizes the “Special Areas”
section of the AASP Land Use chapter to identify and describe the special focus area; it’s relationship
to the General Plan and Specific Plan, and key development standards.
Pursuant to the submitted applications for the Mixed-Use development at 3985 Broad Street and 660
Tank Farm Road, the following excerpts from the Airport Area Specific Plan Chapter 4.0- Land Use
include the proposed text amendments. Inserted text is bold, blue and underlined. Deleted text is bold,
red with strikethrough (strikethrough).
II.AIRPORT AREA SPECIFIC PLAN CHAPTER 4.0 LAND USE
RELATIONSHIP TO THE GENERAL PLAN [Amend Table 4.2]
Community Commercial
(Special Focus Area #12)
Community Commercial
(Special Focus)
CC-SF
Exhibit B
Attachment 1
Packet Page 40
Airport Area Specific Plan Text Amendment SPEC-1482-2018
Oasis Associates, Inc. 20 July 2018; rev. 7 January 2019
2 of 5
SPECIAL AREAS [Insert text at end of section]
BROAD STREET AT TANK FARM ROAD SITE
The Broad Street at Tank Farm Road Site is identified in the General Plan Land Use Element
and Map as a Special Focus Area #121, and is further iterated by a zoning designation of
Community Commercial with Special Focus Overlay (C-C-SF).2
Development of this site shall be consistent with the General Plan description “Located at the
northwest corner of Broad Street and Tank Farm Road, this approximate 10 acre site will be
used as a mixed use site, providing for a mix of uses as described under the Community
Commercial and Office designations. The site will provide a strong commercial presence at
the intersection. Areas along the creek on the western edge of the site will be appropriately
buffered to provide creek protections. Attention to connectivity, safety and comfort of bicycle
and pedestrian circulation will be especially important in the development of this corner.”
Source: 2014 General Plan Land Use Element- (8.13) Special Focus Area.
The intent of the Office zone is to provide for offices and related functions close to medical
facilities and the downtown, convenient to public transportation and related government and
business services. The Office zone is also intended to provide for the continuation and
development of residential uses where they will be compatible with neighboring offices. The
Community Commercial zone is intended to provide for a wide range of retail sales and
personal services within the context of distinctive, pedestrian-oriented shopping centers that
serve customers and clients from all over the City.
The development plans and project description for this mixed-use area includes:
•A retail shopping center with uses consistent with the Community Commercial and Office
zones at the northwest corner of the Tank Farm Road and Broad Street intersection, and a
residential assisted living facility located on the western portion of the property.
•North-south road connection from the signalized intersection of Tank Farm Road and
Mindbody driveway to the drive aisle on SESLOC property to the north, that ultimately
connects to Industrial Way.
•Enhancement of the creek and riparian habitat areas. Limited encroachment into the
creek setback area may be necessary for the north-south road connection.
•The development shall comply with the following development standards
Standard C-C-SF Standard
Maximum Density Pursuant to Airport Land Use Plan
Minimum Yards (Setbacks)
Building to Broad and Tank Farm
street frontage
Parking lots to Broad and Tank
Farm street frontage
15 feet
10 feet
1 See Land Use Element Map (December 2014) http://www.slocity.org/home/showdocument?id=5857
2 See Zoning Map (January 2015) http://gis.slocity.org/Documents/ZoningMap2015.pdf
Exhibit B
Attachment 1
Packet Page 41
Airport Area Specific Plan Text Amendment SPEC-1482-2018
Oasis Associates, Inc. 20 July 2018; rev. 7 January 2019
3 of 5
Parking lots to interior property
lines and adjacent parcels
Building to interior property lines
and adjacent parcels
None
None
Maximum Height 35 feet
Maximum coverage 75 percent
Maximum floor area ratio 2.0
Standard Lot Dimensions See Tentative Tract Map 3115
Minimum Parking Requirements
Assisted Living
Bank and Credit Union
General Market (Grocer)
Office
Retail Sales and Personal Service
Restaurant
Uses not listed
Accessible, Clean Air, Motorcycle, Bike
parking
1 space per every 5 beds (plus 1 space per
2 employees on shift
1 space per 300 SF
1 space per 250 SF
1 space per 500 SF
1 space per 300 SF
1 space per 100 SF of total restaurant
area (including any food preparation/
service area)
See Zoning Regulation requirements
See Zoning Regulation requirements
III.“CLEAN” TEXT
The following duplication of the proposed text amendment is provided in a “clean” format for review
reference and formatting purposes.
RELATIONSHIP TO THE GENERAL PLAN
Community Commercial
(Special Focus Area #12)
Community Commercial
(Special Focus)
CC-SF
Exhibit B
Attachment 1
Packet Page 42
Airport Area Specific Plan Text Amendment SPEC-1482-2018
Oasis Associates, Inc. 20 July 2018; rev. 7 January 2019
4 of 5
SPECIAL AREAS
BROAD STREET AT TANK FARM ROAD SITE
The Broad Street at Tank Farm Road Site is identified in the General Plan Land Use Element and Map
as a Special Focus Area #123, and is further iterated by a zoning designation of Community
Commercial with Special Focus Overlay (C-C-SF).4
Development of this site shall be consistent with the General Plan description “Located at the
northwest corner of Broad Street and Tank Farm Road, this approximate 10-acre site will be used as a
mixed use site, providing for a mix of uses as described under the Community Commercial and Office
designations. The site will provide a strong commercial presence at the intersection. Areas along the
creek on the western edge of the site will be appropriately buffered to provide creek protections.
Attention to connectivity, safety and comfort of bicycle and pedestrian circulation will be especially
important in the development of this corner.” Source: 2014 General Plan Land Use Element- (8.13)
Special Focus Area.
The intent of the Office zone is to provide for offices and related functions close to medical facilities
and the downtown, convenient to public transportation and related government and business
services. The Office zone is also intended to provide for the continuation and development of
residential uses where they will be compatible with neighboring offices. The Community Commercial
zone is intended to provide for a wide range of retail sales and personal services within the context of
distinctive, pedestrian-oriented shopping centers that serve customers and clients from all over the
City.
The development plans and project description for this mixed-use area includes:
•A retail shopping center with uses consistent with the Community Commercial and Office
zones at the northwest corner of the Tank Farm Road and Broad Street intersection, and a
residential assisted living facility located on the western portion of the property.
•North-south road connection from the signalized intersection of Tank Farm Road and
Mindbody driveway to the drive aisle on SESLOC property to the north, that ultimately
connects to Industrial Way.
•Enhancement of the creek and riparian habitat areas. Limited encroachment into the creek
setback area may be necessary for the north-south road connection.
•The development shall comply with the following development standards
Standard C-C-SF Standard
Maximum Density Pursuant to Airport Land Use Plan
Minimum Yards (Setbacks)
Building to Broad and Tank Farm street
frontage
15 feet
3 See Land Use Element Map (December 2014) http://www.slocity.org/home/showdocument?id=5857
4 See Zoning Map (January 2015) http://gis.slocity.org/Documents/ZoningMap2015.pdf
Exhibit B
Attachment 1
Packet Page 43
Airport Area Specific Plan Text Amendment SPEC-1482-2018
Oasis Associates, Inc. 20 July 2018; rev. 7 January 2019
5 of 5
Parking lots to Broad and Tank Farm
street frontage
Parking lots to interior property lines
and adjacent parcels
Building to interior property lines and
adjacent parcels
10 feet
None
None
Maximum Height 35 feet
Maximum coverage 75 percent
Maximum floor area ratio 2.0
Standard Lot Dimensions See Tentative Tract Map 3115
Minimum Parking Requirements
Assisted Living
Bank and Credit Union
General Market (Grocer)
Office
Retail Sales and Personal Service
Restaurant
Uses not listed
Accessible, Clean Air, Motorcycle, Bike parking
1 space per every 5 beds (plus 1 space per 2
employees on shift1 space per 300 SF
1 space per 300 SF
1 space per 250 SF
1 space per 500 SF
1 space per 300 SF
1 space per 100 SF of total restaurant area
(including any food preparation/ service area)
See Zoning Regulation requirements
See Zoning Regulation requirements
Exhibit B
Attachment 1
Packet Page 44
NKT Development LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. January 8, 2019
1 of 14
Application Supplement
NWC Broad Street and Tank Farm Road Mixed-use
a shopping center & assisted living facility
3985 Broad Street & 660 Tank Farm Road, San Luis Obispo, CA
053-421-003, 053-421-004
SPEC 1482-2018, SBDV-1483-2018, EID-1484-2018, ARCH-1486-2018
January 8, 20191
I. INTRODUCTION & EXECUTIVE SUMMARY
Since 2005, the Business Park zoned subject properties have been included in the City’s Airport Area
Specific Plan (AASP). While the land use concepts for the AASP have always been intended to meet
multiple City goals, modifications to that vision can change over time. In that context, the Land Use and
Circulation Element, updated in December 2014, recognized the need to change the zoning on the two
subject parcels to facilitate development based upon changing market trends, while maintaining the
essential blueprint for the area’s future.
While comprehensively planned for and presented together as a mixed-use project, the two components
of the project is distinct. The project proponents, and their respective design team members, are excited
to lodge an application for a contemporary shopping center on the northwest corner of Broad Street and
Tank Farm Road and an assisted living facility, to be located west of and adjacent to the shopping center
on Tank Farm Road.
Nicholas Tompkins, the principal of NKT Development LLC, is a seasoned commercial and shopping
center developer. To his shopping center credits is the remodel of University Square, San Luis Obispo
(completed) and the Enos Ranchos development, Santa Maria (also completed). In addition, NKT has
been responsible for multiple commercial buildings in the City – the business park located on the
southwest corner of Broad Street and Tank Farm Road, the MindBody campus, and the mixed-use
project under construction on the corner of Monterey Street and Santa Rosa, to name a few.
Westmont Living, Inc./Westmont Development LP is a senior housing construction and management
company that is focused on building value for their constituents: residents, families, and team members.
Principals Michael O’Rourke, CEO and Andy Plant, President have been committed to senior housing
with a combined tenure of over four decades. They are supported in their efforts by over 700 employees,
who operate eleven (11) senior housing communities that includes 1,300 units/beds in California and
Oregon. They see their investment in San Luis Obispo to be a natural extension of their vision for
“inspired retirement living” ®
From an entitlement perspective, the above-mentioned proposals will require the following from the
City.
• Environmental Review and Determination;
• A Vesting Tentative Tract Map 3115;
• An amendment to the Airport Area Specific Plan;
• Approval of off-site Public Improvement Plans, including a minor design exception for the Tank
Farm Road right-of-way;
• and, ultimately Building Permits.
1 Previous dated iterations are 20 March 2018, and 27 April 2018
Attachment 2
Packet Page 45
NKT Commercial LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. January 8, 2019
2 of 14
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
Packet Page 46
NKT Commercial LLC & Westmont Development LP Broad Street and Tank Farm Road Mixed Use
Oasis Associates, Inc. January 8, 2019
3 of 14
III. PROJECT CONTEXT- REGULATORY AND PHYSICAL
To frame the projects within the context of the City’s regulatory and physical framework, the following
describes the regulatory “inspiration” for the projects and the surrounding zoning and land uses.
A. Land Use Element Update
The update to the General Plan – Land Use and Circulation Element (LUCE) included a number of
“special focus” areas within the City. The subject properties are included in the LUCE programs §8.13
Broad Street at Tank Farm Road Site. Specifically, the section reads,
Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10-
acre site will be used as a mixed-use site, providing for a mix of uses as described under the
Community Commercial and Office designations. The site will provide a strong commercial
presence at the intersection. Areas along the creek on the western edge of the site will be
appropriately buffered to provide creek protections. Attention to connectivity, safety and
comfort of bicycle and pedestrian circulation will be especially important in the development
of this corner.
In concert with the City, the property owner participated in the LUCE update process with the resultant
land use category change and vision for development. While part of the General Plan, the noted
modifications will now need to be embedded into the Airport Area Specific Plan (AASP)as part of this
application. A draft of the proposed AASP text amendment is provided as an attachment.
B. Surrounding Zoning/Uses
The properties, located within Airport Area Specific Plan represent a mixture of uses that speak directly
to the City’s blueprint for a forward-thinking, community driven, and economically sustainable
development, as noted by the referenced zoning/uses.
LAND USE CATEGORY EXISTING USES /TENANT
North . – Business Park (BP-SP) ............................ SESLOC Federal Credit Union
South – Business Park (BP-SP) ............................ Mindbody, Edna Valley Market & Gas Station
East – Community Commercial (C-C) .............. Marigold Shopping Center
West – Medium Density Residential (R-2-SP) ... Hidden Hills Mobilodge
Note: “SP” denotes the property is within a Specific Plan area
C. Existing Conditions
The two-parcel, 10±-acre property, contains a vacant single-family residence at 660 Tank Farm Road
(APN 053-421-004) which is to be demolished, while 3985 Broad Street (APN 053-421-003) is
currently vacant; an earlier development was demolished several years ago. The site topography is
relatively level and currently supports non-native annual grassland and ruderal habitats. There is existing
soil stockpile on the southern area, which is to be used for the site grading of the proposed development.
The site’s north and west boundaries are defined by drainage swales that flow west to the confluence
with Orcutt Creek. The existing riparian habitat is generally in poor condition and will be enhanced as
part of the project. As noted in the AASP, development in the area was intended to re-use and regenerate
both the natural and built environments. The proposed projects are clearly representative of this vision.
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IV. NARRATIVE PROJECT DESCRIPTIONS
A. Shopping Center – NKT Development LLC
The shopping center’s design team has availed themselves of the City’s regulatory framework with a
special focus on the Community Design Guidelines. Specifically, Chapter 2 that describes the general
design principles for site design and building design, and Chapter 3, §3.2 that focuses on the guidelines
for large-scale retail projects and, expressly, the City’s expectations for quality and excellence in their
design.
1. Project Description
The proposed retail shopping center, located on the northwest corner of Broad Street and Tank Farm
Road, occupies the easterly 5.28 acres of the overall project area. (The Westmont Living portion of the
project is located west of the retail component.) The approximately 49,269 square feet of commercial
building area is anchored by a 21,981 square foot grocer. Five (5) other buildings make up the remaining
27,288 square feet and will be comprised of a combination of retail shops and restaurants that include
pedestrian-oriented exterior dining areas and plazas, and related circulation.
Building # Building SF Description
1 21,981 Grocer
2 8,026 Retail
3 3,205 Retail
4 4,835 Restaurant
5 4,982 Restaurant
6 6,240 Retail/Restaurant
49,269 TOTAL SF
2. Site Plan Layout, Vehicular & Pedestrian Circulation
Multiple points of access will serve the retail center. Access from Broad Street is provided by a driveway
located along the northerly property line. This driveway will also provide access to the SESLOC
building. To avoid a proliferation of access points, the existing right -in/right-out driveway access to
SESLOC from Broad Street will be eliminated. Access from Tank Farm Road is proposed via a north-
south driveway that is shared with the Westmont Living portion of the site. This driveway will access to
provide “back of house” and loading areas for both the anchor building and Westmont Facility. The
access is designed in a woonerf2 style to promote non-vehicle connections and encourage vehicles to use
alternative roads for “through” access.
The site plan is configured with the smaller buildings located along the street frontages to form a “street
wall” with the parking located between the perimeter buildings and the anchor grocer. The anchor
building is located in the northwest quadrant with its entry set at the southeast corner of the footprint
near the center of the site. This arrangement will enable the anchor building entry to be visible from both
street frontages and between the other structures. The remaining buildings are held tight to the setback
lines on the Broad Street and Tank Farm Road frontages.
2 Woonerf – a Dutch concept that translates to “living street” featuring human-centered design principles and
improved safety for pedestrian and cyclists.
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Paired groupings of buildings frame the main street corner, as well as the main entry at the northeast
entry drive. Pedestrian access from the public sidewalk is provided at each corner of the site and at
intermediate points, both on Broad Street and Tank Farm Road. At the “hard” corner of Tank Farm Road
and Broad Street, a pedestrian walkway leads from the intersection diagonally between Buildings Three
and Four through a dining patio. From the northeast corner at the entry drive on Broad Street , the
pedestrian access passes through a patio and between Buildings Five and Six to the interior parking area
and storefronts. Internal walkways link the retail buildings and connect to the Westmont Living project
and the SESLOC property.
3. Architecture
The building design vocabulary combines simple shed roof forms and overhangs with board and batten
siding to emulate the massing, scale and materials found in rural structures. Individual wall planes and
surfaces are articulated vertically and horizontally to provide variation dimensionally. In addition, a
mix of storefront, plaster surfaces and vertical siding are incorporated to provide variation in wall
finishes. Cantilevered awnings, canopies and trellis elements provide shade and an additional
dimensional layer to the elevations. The color selections for the project is intended to reflect the natural
color of the materials and a neutral earth tone palette.
4. Landscape Architecture
The landscape concept is designed to create a “softscape” character consistent with San Luis Obispo’s
vernacular landscape that is characterized by the natural, ornamental, and agricultural landscapes. The
City of San Luis Obispo planning documents, such as the Airport Area Specific Plan and Community
Design Guidelines informed the design to meet City goals, while creating a project specific attractive
and sustainable landscape that complements and is consistent with neighboring urban landscapes.
Plantings along streets will employ a relatively simple palette of trees, shrubs, and ground covers for
continuity with the character of the local urban landscape. New sidewalks along Broad Street and Tank
Farm Road include a 5-foot landscaped parkway. Between the new sidewalk and the proposed building
is a landscaped area ranging in size from 11- to 35-feet in width. Trees and shrubs are selected to
highlight building entries, complement building scale, and screen less interesting site features, such as
trash enclosures and utilities.
Plant material has been selected for drought-tolerance and to provide a variety of forms, leaf color and
texture, and flower color to create variety and interest throughout the year, especially where adjacent to
pedestrian pathways and gathering areas. Plant material has been located to respond environmental
factors and provide cooling of ambient temperatures, by shading outdoor gathering areas and sun-
exposed south- and west-facing building walls. Plant species are selected for compatibility with local
microclimatic conditions and to assure long-term sustainability, an attractive appearance, and to reduce
water use and maintenance needs.
Irrigation system design will adhere to the City of San Luis Obispo Water Efficient Landscape
Ordinance (WELO) by utilizing fully automatic “Smart” controllers, low-flow irrigation systems design
which separates hydrozones and incorporates flow sensors and rain shutoff capabilities. Appropriate soil
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amendments, fertilizers, and mulch will be utilized to provide root zone health and to improve the water
holding capacity of the soil.
B. Assisted Living Facility – Westmont Living
Since, 1996, the principals of Westmont Living have been developing and operating high-quality senior
housing communities throughout California and Oregon. Their highest priority is resident care and
comfort. See www.westmontliving.com for additional company details.
1. Project Overview
The Westmont Living project will occupy an approximate 4.79-acre portion of the 10-acre site. The two-
story 133,655 square foot building contains 139 units consisting of 111 assisted living studio, one and
two-bedroom suites and 28 memory care studios. The proposed program offers an “aging in place”
model where residents join the community and services are provided on an “as needed” basis. The entire
project will be licensed by the State of California as a residential care facility for the elderly (RCFE).
Westmont Living residences are exclusively designed for persons 60 years of age or older, or persons
under 60 years of age with comparable needs. Westmont Living’s typical resident is 84-years old, single,
with either a desire for a socialized environment and the convenience of dining, activities and
immediately available amenities, or is experiencing a growing need for personal assistance with daily
activities. Approximately 10% of residents will be couples and fewer than 25% of residents drive their
own cars.
Services onsite include three meals per day, prepared from scratch by a dedicated culinary services team.
Wait staff serve meals in the central dining room or residents may reserve the family dining room for a
special event or intimate meal among loved ones. The facility has no set meal times allowing residents
to dine according to their own schedule.
Entertainment, activities and exercise programs, a movie theatre, and even a beauty/barber shop are
available on-site. Physical fitness is a priority at Westmont Living communities, as residents gain vitality
through strength training and cardiovascular exercise programs. Recreational activities also encourage
residents to socialize and connect with one another. Regular planned group outings allow residents to
visit museums and galleries or attend concerts and theater performances. Assisted living services and
specialized services are additional and charged on an a la carte basis. This allows residents to pay only
for the extra services they need. The community operates as a month-to-month tenancy, and there are
no extravagant “buy in” costs.
2. Staffing, Visitors, and Guests
The Westmont Living community is a 24-hour per day operation. A full-time general manager is on site
to oversee daily operations of the facility. A management team consisting of a director of nursing,
culinary director, business office manager, maintenance director, activities director, memory care
director, and memory care activities director supports the general manager. Based on the proposed size
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of the facility, there would be approximately eighty (80) employees, including full-time and part-time
positions. A typical daytime shift consists of eighteen (18) employees on-site.
In addition to Westmont Living staff, private contractors, including food delivery, hospice care, and
landscape maintenance staff, provide additional services. The maximum number of private contractors
on the premises at any one time is estimated to be four. This anticipates a worst-case scenario, in which
food delivery, hospice care and landscaping were to occur at the same time. Food delivery will typically
occur on a weekly schedule and at non-peak traffic times, such as very early mornings, mid -mornings,
or early afternoon.
Visitors typically arrive throughout the day, with most visits occurring between 9 :00 a.m. to 7:00 p.m.
On a typical day, there are no more than five (5) total visitors.
3. Vehicular & Pedestrian Circulation
The project site is designed to obtain access from Tank Farm Road at the MindBody signalized
intersection. Access to the rear of the building (i.e., back of house) is from the right in/right out
“woonerf” driveway serving both the shopping center and assisted living facility. The signalized
intersection at Tank Farm Road allows for access to the SESLOC facility to the north and, ultimately,
to the signalized intersection at Industrial Way and Broad Street. This main entry drive (really a private
road with a public access easement, similar to SESLOC’s roadway) encroaches slightly into the
designated “creek setback”. The top of bank and the noted encroachment has been reviewed on-site with
the City’s Natural Resource Manager. To compensate for this minor encroachment, the project includes
enhancement of the drainage swale to create a riparian corridor. See Appendix A for an exhibit of the
creek setback encroachment areas.
The entry to the facility is off the main driveway and noted with a porte cochere and drop off area.
Guest parking, van, and accessible parking is located at the front of the building with employee
parking at the rear. Pedestrian connections (i.e., designated crossings) are provided from the assisted
living facility to the shopping center, as well as to the SESLOC facility.
Typically, very few residents drive or bring their vehicles with them when they move to a Westmont
Living facility. As such, a private luxury minivan takes residents shopping, to doctor’s appointments,
and to various activities within the greater community. Since residents seldom drive and transportation
is provided by the facility, less than two (2) trips per day per suite is expected for visitors and staff,
which are primarily outside of peak hours. This is significantly lower than a conventional residential
or commercial development and without the peak hour trip generation.
This development is proposing seventy (70) total spaces, including four (4) accessible spaces. With
a total of 139 suites, this represents a ratio of 0.50 parking space/unit. The parking ratio allows an
increase in landscaping and open space to create a better environment for r esidents and adjacent
property owners. Six (6) short- and five (5) long-term bicycle parking is also provided. As a
comparison the City’s Zoning Regulations require 1 parking space for every 4 beds in a residential
care. There are is a total of 150 beds proposed, this equates to a requirement of 38 parking spaces.
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4. Building Layout & design
The building layout for an assisted living and memory care community provides for the unique health,
safety and welfare needs of the seniors it serves. Residents require easier access to amenities and
activities through reduced walking distances, additional security and safety, as provided by 24- hour
staff availability. In addition, social and physical activities promote interaction and reduce isolation.
The entire building is ADA accessible, as are individual suites. Suites are barrier free, include grab bars
in bathrooms, and provide emergency pull cord systems to alert staff of an emergency. These design
features combined with 24-hour staffing ensure the safety and protection of residents who otherwise
would be at risk living completely independently.
Assisted living suites contain a stackable washer/dryer and private full bath with accessible shower
enclosure. One and two-bedroom suites contain kitchens with a sink, dishwasher, cabinets,
microwaves, and ovens with range tops. Studios provide kitchenettes that do not have ovens or
dishwashers but include a cooktop, refrigerator, and microwave. By providing the services and
conveniences of home, the program helps smooth the transition process for residents into higher levels
of care.
The memory care neighborhood contains private memory care suites, a large communal dining room,
activity and living areas, along with a private secure memory care courtyard. Private memory care
suites each have a full bath, but do not contain kitchenettes or stackable washer/dryers. The memory
care neighborhood has a secured perimeter, offering superior individualized care for residents
suffering from Alzheimer’s Disease or other age-related dementias.
The building design utilizes internal courtyards, increasing daylight throughout the building and
providing secure outdoor space for residents. The circular formation of the wing provides shortened
travel distances to common spaces, amenities, dining rooms, and staff. The assisted living and memory
care programs share a single commercial kitchen, commercial laundry facilities, and staff areas, which
are centrally located for efficiency.
Common areas are located throughout the building to provide easy access to all residents. While
resident’s privacy is important, the design of the building encourages interaction with neighbors, sharing
in onsite activities, and visiting with staff. Loneliness and isolation along with physical constraints and
ambulatory concerns are addressed with the building design.
5. Architecture
The proposed two-story, thirty-two (32) foot high building’s design incorporates the architectural style
and materials from the surrounding neighborhood and the eclectic styles found within the City. The
color palette is decidedly neutral, and materials consist of a mix of lap siding, stucco, board and batten,
and stone veneer to create a natural look. While the assisted living facility represents the residential
component of this overall mixed-use project, its architectural language communicates with the style
proposed for the shopping center. The project will also include the liberal use of wood columns and
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beams with restrained use of stone veneer to accent the main entry. Individual wall planes and surfaces
are articulated vertically and horizontally to provide variation dimensionally.
6. Landscape Architecture
The modifications to the Tank Farm Road right-of-way includes a 5-foot landscaped parkway. Between
the new sidewalk and the proposed building is a landscaped area ranging in size from 15 -feet to 30-feet.
Pedestrian circulation from the new sidewalk to the facility is provided at both entry points. Public art
is proposed for the large landscaped area in the front of the facility.
Private landscaped courtyards provide areas of outdoor respite for the residents, while maintaining the
requisite safety and security. The landscape around the building exterior provides additional visual
interest and texture. The planting palette includes some of the same plants used in the shopping center
design, providing additional continuity within the project.
Plant material has been selected for drought-tolerance and the irrigation system design will adhere to
the City of San Luis Obispo Water Efficient Landscape Ordinance (WELO) by utilizing fully automatic
“Smart” controllers, low-flow irrigation systems design which separates hydrozones and incorporates
flow sensors and rain shutoff capabilities.
C. Site Design & Related Improvements
1. Parking
The proposed project utilizes the Citywide parking regulations and existing AASP parking regulations
as the basis for determining the parking requirement for the project. Specific parking requirements are
provided in the draft AASP amendment text. Due to the assisted living and shopping center operational
requirements, there is separate parking for each component. The Shopping Center parking will be a
shared parking facility between the six (6) parcels/buildings. Based on the parking regulations, the
shopping center requires a 20% parking reduction from the parking standards. This is consistent with
the Zoning Regulation’s Shared Parking Reduction (§17.72.050) available via Director’s Action. Other
types of parking are provided, consistent with the Zoning Regulations.
Parking Calculations
Lot
# USE Square
Feet
Other
Quantity Calculation Parking
Required
Parking
Provided
1 ASSISTED
LIVING 133,655 144 Beds 1 space /5 beds 28.8 70
(continuing care community) 18 employees 1 space/ 2 emp. 9.0
Assisted Living Total 37.8 70.0
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SHOPPING
CENTER
2 Retail Bldg. 2 8,026 1 space / 300 SF 26.8 19
3 Retail Bldg. 3 3,205 1 space / 300 SF 10.7 10
4 Restaurant Bldg. 4 4,835 1 space / 100 SF 48.4 38
5 Restaurant Bldg. 5 4,982 1 space / 100 SF 49.8 34
6 Retail/Restaurant
Bldg. 6 6,240 34
Retail 3,240 1 space / 300 SF 10.8
Restaurant 3,000 1 space / 100 SF 30.0
7 Grocer Bldg. 1 21,981 1 space / 250 SF 87.9 79
Subtotal 264.3 214.0
Requested Shared Parking
Reduction 20% -52.9
Shopping Center Total 211.5 214.0
Project Total 249.3 284.0
MISC. PARKING CALCULATION REQUIRED PROVIDED
Accessible Parking Per Title 24 14
Shopping Center 10
Assisted Living 4
Clean Air/EV Stations Retail and Residential = 10% of vehicle spaces 30 33
Shopping Center 26 31
Assisted Living 4 2
Motorcycle Parking 1/20 vehicle spaces 15 11
Shopping Center 13 11
Assisted Living 2 -
Bike Parking 62 51
Shopping Center 20% of vehicle spaces 53 32
minimum short-term 75% of bike spaces 40 40
minimum long-term 25% of bike spaces 13 16
Assisted Living* 17.72.070.D; Alt compliance; 1 space / 2 shift
employees 9 11
minimum short-term 6
minimum long-term 5
2. Drainage
The proposed retail shopping center has been designed to manage stormwater runoff from the six (6)
proposed buildings, landscaping, parking and drive aisles, and direct the water into underground storage
facilities. The impervious areas on site have been design with slopes and grading to direct stormwater
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through a storm drain system that will route the stormwater to the two (2) proposed underground storage
facilities.
The attached Storm Water Control Plan (See Appendix B) has been prepared to demonstrate how the
underground storage facilities will treat and retain the 95th percentile storm event on site, while managing
the peak flows for the 2-year through 10-year storm event. The proposed stormwater system has been
designed to be in compliance with the City of San Luis Obispo’s Post-Construction Storm Water
Requirements (PCR) that requires that the post-developed flows not exceed those of the pre-developed
conditions. In addition to the PCRs, an additional drainage study was completed to support how the
proposed storm drain system meets the City of San Luis Obispo’s Retardation Basin Capacity Standards.
The study confirms that the post-developed construction peak flows for larger storm events do not
exceed those of the pre-developed conditions. (See Appendix C)
3. Utilities
The proposed project will have domestic water, recycled water, sewer, and fire services. See the
Composite Utility Plan/ C-1 & C-1W, Bethel Engineering, for layout and the related easements.
Easements are also shown on the Vesting Tentative Tract Map. The specific buildings and related
services are noted below
3. Public Improvements
The Airport Area Specific Plan (AASP) identifies several public improvements (PIPs) that have been
incorporated into the project and, more specifically, includes improvements along Tank Farm Road and
Broad Street, and related utility tie-ins. The public improvements are depicted on Sheets 1 – 7 of the PIP
plan set (Bethel Engineering).
All roadway improvements reflect the proposed sections noted in the AASP with the exception that the
travel lanes on Tank Farm Road are noted as eleven (11) feet versus twelve (12) feet. This design
exception is presented on Exhibit A – Specific Plan Tank Farm Road Full Build-out, (Bethel Engineers,
05 Dec 2017). Exhibit B depicts the project proposed street section along Tank Farm Road. (See
Appendix D) The constraints associated with the “full” build-out include:
1) Additional “take” along the shopping center project;
2) Conflicts with the existing drainage facilities at the MindBody intersection;
3) Relocation of the ex. signal pole; and
4) A sixteen (16) foot jog in the west bound through lane at the intersection.
The above-mentioned design exception has been reviewed by City Public Works/Transportation staff
and found to be an acceptable design exception.
Phasing of the various on and off-site improvements has been provided with the PIPs (See Construction
Phasing Plan, Oasis Associates). This includes mass and precise grading, interior access roads, street
frontage improvements (including curb, gutter and sidewalk and parkways), and utility connections. The
proposed Broad Street entry to the shopping center will require removal of the right -in/right-out entry
to the SESLOC property, north of and adjacent to the shopping center.
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4. Biological Resources
The site currently supports disturbed non-native annual grassland and ruderal habitats (i.e., previously
disturbed). The majority of the site has been developed with buildings, etc., as recent as 2003, and dating
back to at 1937. The residential development at 3985 Broad Street appears to have been vacant between
2004 and 2013 when buildings were removed, and the surface was cleared leaving only the non-native
trees. The existing residence at 660 Tank Farm Road is to be removed as part of the proposed
development. An approved soil stockpile has been placed on the southwest corner of the property. An
ephemeral drainage with a low-flow channel and a small adjacent wetland floodplain at the eastern reach
enters the site through a 24-inch culvert in the northeast corner of the property (across from the Marigold
Center entry of Broad Street) and flows west to the confluence with Orcutt Creek, located in the
northwest corner of the shopping center site. Orcutt Creek flows southwesterly along the west edge of
the assisted living property to a culvert under Tank Farm Road. The property is bordered by urban
development on the north, east, and south sides with residential development to the west.
A Biological and Wetland Resources Assessment has been completed for the subject properties (See
Appendix E). The AASP acknowledges and supports the “re-use and regeneration of both the natural
and built environments”. Part of the project(s) description is to enhance the riparian corridor and replace
a small wetland removed to enable the entry off Broad Street. Based on the existing conditions of the
site(s), project implementation would not result in any substantial adverse effects on biological,
botanical, wetland, or riparian habitat resources. While the site, grading, and architectural plans identify
improvements adjacent to the existing low-flow channels, the measures incorporated into the project(s),
will render both direct and indirect project impacts on biological and wetland resources less than
significant. In addition, given the mostly ruderal habitat affected within the urbanized City of San Luis
Obispo, the proposed project impacts would not be considered cumulatively considerable.
V. PROJECT PROCESSING AND APPROVAL(S) COMPONTENTS
A. Environmental Determination
The Land Use and Circulation Element (LUCE) update was supported by an Environmental Impact
Report [(EIR) 2035 Land Use & Circulation Update, Final Program EIR, September 2014,
SCH#2013121019]. The program EIR included the subject property - Site ‘R’ and anticipated a mix of
residential units and commercial square footage. The proposed project(s) are consistent with the
identified and intended project outlined in the LUCE EIR and should be used to inform any additional
environmental analysis. In that context, additional project specific analysis and reports are included with
this application to provide City staff with the detailed information to complete an Initial Study. The
resulting environmental determination is to be reviewed by the Planning Commission with a
recommendation to the City Council for their ultimate review and adoption.
.
B. Airport Area Specific Plan Amendment
While the Land Use & Circulation Element (LUCE) update included the subject properties and the
subsequent change in land use classification, it is now incumbent upon the project applicants to modify
the Airport Area Specific Plan to include the LUCE modifications. While the proposed projects require
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amendment of the AASP to reflect the vision of the LUCE, new zoning, and specific projects , the
proposed draft amendment simply added text to section 4.0 Land Use/Land Use Background/Special
Areas. The proposed amendment includes information regarding the site’s designation in the LUCE;
that these are the only CC-SF zoned properties in the AASP; and reference to this development plan
(once approved) with project specific development standards. The proposed project generally complies
with the C-C and O City-wide development standards or AASP development standards, however, the
amendment to the AASP includes minor modifications and flexibility for the development standards
specific to these special focus properties. Appendix F is provided as a comparison of the proposed
project and the City-wide development standards (based on the 2015 Zoning Regulations) for the subject
property zoning.
C. Vesting Tentative Tract Map
The project(s) site consists of two (2) legal parcels – 053-421-003 and 004. To facilitate the orderly
development of the proposed projects, a vesting tentative tract map is being proposed to provide a parcel
for the assisted living facility and multiple parcels for the shopping center. The parcelization of the
shopping center into six (6) lots reflects the current trend of retail center business models. The vesting
tentative tract map 3115 – creates a total of seven (7) lots. The following is a breakdown of the proposed
lots. (The vesting tentative tract map is included in the project plan set).
Lot
#
Area
Square Ft AC USE Building SF*
1 208,764 4.79 Assisted Living Facility 133,6551)
2 23,718 0.54 Shopping Center 8,026
3 16,007 0.37 Shopping Center 3,205
4 33,015 0.75 Shopping Center 4,835
5 28,920 0.66 Shopping Center 4,982
6 52,196 1.20 Shopping Center 6,240
7 76,499 1.76 Shopping Center 21,981
1) In two-stories.
D. SLO County Airport Land Use Plan - A Finding of Consistency
On September 19, 2018 the Airport Land Use Commission’s (ALUC) reviewed and found the AASP
amendment and development project are in substantial conformance with the Airport Land Use Plan
(ALUP). Justifications for the finding of consistency included items related to the assisted living
facility’s specific operations as a “shelter in place” facility, compliance with the non-residential density
requirements of the applicable safety areas, and general compliance with the City’s Zoning Regulations
for building height and coverage area.
.
E. Archtectural Review Commission
The design of the project was reviewed by the Architectural Review Commission (ARC) on October
15, 2018. The ARC provided a recommendation for approval with a list of directional items. Design
revisions were completed in response to the ARC direction and are incorporated into the most current
development plans. Further details regarding the design revisions and modification are outlined in the
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“Post-ARC Project Updates” (20 December 2018) provided as an attachment to the December 18, 2018
Development Plan Set and attached here.
VI. ADDITIONAL INFORMATION - LIST OF APPENDICES
Additional supporting documents have been compiled for the proposed development. The documents
are provided pursuant to the related Application Checklist(s), as relevant to the nature of this project.
ATTACHMENTS
1. DRAFT AIRPORT AREA SPECIFIC PLAN AMENDMENT TEXT, Oasis Associates, Inc.,
January 7, 2019
2. DEVELOPMENT PLAN SET, December 18, 2018
• Mixed Use: Commercial Shopping Center Conceptual Design Plans
• Mixed Use: Assisted Living Conceptual Design Plans
• Public Improvement Plans
• Vesting Tentative Tract Map 3115
3. FINDING OF CONSISTENCY, Airport Land Use Commission, 19 September 2018
4. POST-ARC PROJECT UPDATES, Oasis Associates, Inc. 20 December 2018.
APPENDICES OF SUPPORTING DOCUMENTS (provided with initial application submittal
package, 20 March 2018)
A. Creek Setback Exhibit, Oasis Associates, Inc., 03 October 2017
B. Stormwater Control Plan, Bethel Engineering, 12 March 2018
▪ Commercial Center
▪ Westmont Assisted Living
C. Flood Control: Drainage Study, Bethel Engineering, 12 March 2018
▪ Commercial Center
▪ Westmont Senior Living
D. Public Improvement Plan Exception Exhibits A, B, & C, Bethel Engineering, 12 March 2018
E. Biological & Wetland Resource Assessment, Sage Institute, 16 March 2018
F. Development Standards Comparison, Oasis Associates, Inc., 20 March 2018
G. Airport Land Use Commission Discussion Memo, Westmont Living, 28 July 2017
H. Preliminary Title Reports, Fidelity National Title Company, 27 September 2017
I. Acoustical Assessment, 45dB Acoustics, 31 October 2017
J. LEED Checklist (v4 for BD+C)
▪ Commercial Shopping Center
▪ Westmont of San Luis Obispo 30 January 2018
K. Applicant’s Determinant Project Schedule, 20 March 2018
L. Multimodal Transportation Impact Study, Central Coast Transportation Consulting, February
2018
Attachment 2
Packet Page 58
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
A010 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
A1.1
A1.7
A3.1
A3.2
A5.1
A6.0
A6.3
L1
L2
E1.1
Cover Sheet
Site Plan
Site Details
st Floor Plan
2nd Floor Plan
Color Board
Image Reference
Building Sections
Building Elevations
Landscape Development Plan Courtyard
Landscape Development Plan 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
2
3
4
5
6
7
8
Title Sheet
Tank Farm Road - Surface Plan and Profile
Broad Street- Surface Plan and Profile
Tank Farm Road- Underground Plan and Profile
Broad Street- Underground Plan and Profile
Tank Farm Road & Broad Street Striping Plan
Tank Farm Road & Mindbody Signal Plan
Phasing 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
A5.2
Date: December 18, 2018
SP-1 Consolidated Site Plan
SP-2 Woonerf Render 1
SP-3 Woonerf Render 2
Attachment 3
Packet Page 59
NWC TANK FARM & BROAD STREET
SAN LUIS OBISPO, CA
CONCEPTUAL SITE PLAN
2/5/19
SP-1
SCALE: 1”=30’
KEYNOTE LEGEND
1 ENHANCED PAVING AT BUILDING ENTRY & PLAZAS
2 ENHANCED RIPARIAN CORRIDOR
3 OUTDOOR PLAZA SEATING AREA
4 TRAFFIC-CALMING WOONERF
5 PEDESTRIAN CONNECTION
#
ARC REVISION LEGEND
A E-W PEDESTRIAN WALKWAY BETWEEN BUILDINGS 1 & 5
B N-S PEDESTRIAN WALKWAY BETWEEN BUILDINGS 4 & 5
C TRELLIS STRUCTURES ADDED ALONG PEDESTRIAN WALKWAYS
D BUILDING 6 SHIFTED TO PROVIDE ADDITIONAL PLAZA SPACE
E INCREASED N-S DRIVE AISLES BETWEEN BUILDINGS 2 & 3
F SIGNAGE MOVED FROM WALL TO CANOPY, ALL BUILDINGS
G DECOMPOSED GRANITE PATHWAY
H BICYCLE PARKING
I ENHANCED PAVEMENT AT PEDESTRIAN CONNECTIONS
WESTMONT
SENIOR LIVING
BUILDING 1
BUILDING 2
BUILDING 3
BUILDING 4
BUILDING 5
BUILDING 6
BROAD STREETTANK FARM ROAD
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2SITE SECTION A-A - NOT TO SCALE
A
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Attachment 3
Packet Page 60
NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, CaliforniaNKT COMMERCIAL, LLCVIEWKEYPLANVIEW OF WOONERF STREET BEHIND BUILDING-1 LOOKING SOUTHSP-2 Woonerf RenderingAttachment 3Packet Page 61
NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, CaliforniaNKT COMMERCIAL, LLCVIEWKEYPLANVIEW OF WOONERF STREET BEHIND BUILDING-1 LOOKING SOUTHWESTSP-3 Woonerf RenderingAttachment 3Packet Page 62
NKT COMMERCIAL, LLCMcKently Malak Architects35 Hugus Alley, Suite 200Pasadena, CA 91103T: 626.583.8348Contact: Ken MckentlyE-mail: ken@mckently.comARCHITECTSMP Environmental Design979 Osos Street., Suite B6San Luis Obispo, CA 93401T: 805.439.3209Contact: James L. BurrowsE-mail: jburrows@smpinc.netLANDSCAPEARCHITECTNKT DEVELOPMENT, LLC684 Higuera Street, Suite BSan Luis Obispo, CA 93401T: 805.541.9004Contact: Nick TompkinsE-mail: nick@nktcommercial.comContact: Steve SimoulisE-mail: steve@nktcommercial.comOWNER /APPLICANTBethel Engineering2624 Airpark DriveSanta Maria, CA 93455T: 805.934.5767Contact: Lori SpeerE-mail: lori@dbaengineers.comCIVILENGINEERThoma Electric, Inc.3562 Empleo Street, Suite CSan Luis Obispo, CA 93401T: 805.543.3850Contact: James J. DeanE-mail: JDean@thomaelec.comELECTRICALENGINEERCOVER SHEETRE-01 COLOR RENDERINGRE-02 COLOR RENDERINGRE-03 COLOR RENDERINGA010 SITE PLANC-1 PRELIMINARY GRADING PLANC-2 PRELIMINARY GRADING PLANC-3 PRELIMINARY UTILITY PLANL1 LANDSCAPE PLANL2 LANDSCAPE PLANA101 BUILDING-1 FLOOR PLANA131 BUILDING-1 ROOF PLANA201.1 BUILDING-1 ELEVATIONSA201.2 BUILDING-1 ELEVATIONSA301 BUILDING-1 WALL SECTIONSA102 BUILDING-2 FLOOR PLAN A132 BUILDING-2 ROOF PLANA202 BUILDING-2 ELEVATIONSA302 BUILDING-2 WALL SECTIONSA103 BUILDING-3 FLOOR PLANA133 BUILDING-3 ROOF PLANA203 BUILDING-3 ELEVATIONSA303 BUILDING-3 WALL SECTIONSA104 BUILDING-4 FLOOR PLANA134 BUILDING-4 ROOF PLANA204 BUILDING-4 ELEVATIONSA304 BUILDING-4 WALL SECTIONSSHEETINDEXA105 BUILDING-5 FLOOR PLANA135 BUILDING-5 ROOF PLANA205 BUILDING-5 ELEVATIONSA305 BUILDING-5 WALL SECTIONSA106 BUILDING-6 FLOOR PLANA136 BUILDING-6 ROOF PLANA206 BUILDING-6 ELEVATIONSA306 BUILDING-6 WALL SECTIONSTR-01 TRASH ENCLOSUREEPH-01 LIGHTING PLANIM-01 IMAGE REFERENCECM-01 COLOR MATERIAL BOARDSAN LUIS OBISPO, CALIFORNIANOVEMBER 14, 2018NWC TANK FARM ROAD & BROAD STREETAttachment 3Packet Page 63
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateVIEW FROM TANK FARM ROAD AND BROAD STREET LOOKING NORTHWESTCOLOR RENDERINGRE-01VIEWKEYPLANAttachment 3Packet Page 64
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateCOLOR RENDERINGRE-02VIEW FROM TANK FARM ROAD AND BROAD STREET LOOKING NORTHWESTKEYPLANVIEWAttachment 3Packet Page 65
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateCOLOR RENDERINGRE-03VIEW FROM BROAD STREET LOOKING SOUTHWESTKEYPLANVIEWAttachment 3Packet Page 66
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018Date5SITE PLANA-010BIKE RACKSREVISION04.25.201807.02.2018BIKE RACKS12.11.2018NO PARKING
NO PARKINGNO PARKINGNO PARKING
LOADING ONLY / NO PARKINGLOADING ONLY / NO PARKINGLOADING ONLY / NO PARKINGLOADING ONLY
/
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EVSTATIONEVSTATIONAMBULATORYEVSTATIONEVSTATIONEV
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EVSTATIONVANACCESSIBLEEVSTATIONEVSTATIONEVSTATIONEVSTATIONEVSTATIONSTANDARDACCESSIBLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEAN
AIR
VEHICLE
CLEAN
AIR
VEHICLE CLEANAIRVEHICLECLEANAIRVEHICLEPROJECTSIGNWALKLSTOP OF BANK35' SETBACK FROMTOP OF BANKPROPERTY LINEPROPERTY LINE1272239661510WALKGENEQLANDSCAPEPROPERTY LINE N 64°57'46" E704.23'93'-4"86'57'-10"74'35'20'25'37'CARTS119'-4"178'119'-4"24'-8"30'111162393012613916653123625850'124'-10"84'60'BUILDING 1PROPOSED±21,981 S.F.10'30'18'-6"25'18'-6"18'-6"25'18'-6"18'-6"30'18'-6"18'-6"30'18'-6"10'18'-6"26'18'-6"55'18'-6"26'26'26'18'-6"18'-6"25'18'-6"18'-6"30'25'18'-6"30'CARTSCARTSCARTS20'5'20'10'30'45'DRIVEWAYDRAINAGE EASEMENTSEWER EASEMENT65'-5"BLDG.BP-SP(BUSINESS PARK - SPECIFIC PLAN AREA)LANDSCAPED AREA26'18'-6"TRASHENCLOSURETRASHENCLOSUREPLAZAP L A N T E RLOADING DOCKP L A N T E RL A N D S C A P E D A R E AL A N D S C A P E D A R E ALANDSCAPED AREA9'TYP9'TYP9'TYP9'PROPERTY LINEPROPERTY LINEPROPERTY LINE18'-6"26'18'-6"9'TYP9'9'TYP9'TYP9'TYPP L A N T E RS I D E W A L K15'15'S I D E W A L KP L A N T E RCART STORAGECART STORAGEENTRY/EXITEXITSIGNALIZEDINTERSECTIONSIGNALIZEDINTERSECTION30'DRIVEWAY30' PUBLIC ACCESSEASEMENT6' PUBLIC PEDESTRIANEASEMENTFLOOR AREA: 6,188 SFROOF ACCESS 52 SFTOTAL AREA: ± 6,240 SFSWITCHGEARFLOOR AREA: 4,932 SFROOF ACCESS 50 SFTOTAL AREA: ± 4,982 SFELEC.BUILDING 6PROPOSEDBUILDING 5PROPOSEDFLOOR AREA: 4,785 SFROOF ACCESS 50 SFTOTAL AREA: ± 4,835 SFBUILDING 4PROPOSEDFLOOR AREA: 3,152 SFROOF ACCESS 53 SFTOTAL AREA: ± 3,205 SFBUILDING 3PROPOSEDFLOOR AREA: 7,973 SFROOF ACCESS 53 SFTOTAL AREA: ± 8,026 SFBUILDING 2PROPOSED5'12'26'FIRELANESWITCHGEARSWITCHGEARSWITCHGEARSWITCHGEAR02020303010104150404010103030503010306060607070707101010101111111111121313131414141414141425'18'-6"8'9'03010602148'4'01036'-6"MOTORCYCLEMOTORCYCLEGAS SERVICEELECTRICAL SERVICE6" FIRE LINE1 1/2" DOMESTIC WATERTELEPHONE SERVICE18'-6"30'15'-3"BLDG.11'-9"15'-4"BLDG.21'20'-3"BLDG.17'-9"35'-11"BLDG.13'8'20'18'-8"10'-6"33'13'11'7'12'6'PROPOSED SIGNPROPOSED SIGNPLAZATRASHENCLOSURE19'8'30'28'18'-10"BLDG.06OUTDOORSEATING16161616060606PROPOSED SITE PLANSCALE: 1" = 40'-0"VICINITY MAPNORTHNOT TO SCALENWC BROAD STREET & TANK FARM ROADSAN LUIS OBISPO, CALIFORNIAPRELIMINARY SITE PLAN SUBJECT TO CHANGE.1 inch = feetGRAPHIC SCALE0404080401602025'-0"STANDARD PARKING STALLGROSS SITE AREA BUILDING-5 (RESTAURANT)REQUIRED PARKING IS PER SPECIFIC PLAN TOTALSITE DATAZONINGZONINGCOMMUNITY COMMERCIAL WITHMIN. DRIVE AISLE MIN. WIDTHSITE LAYOUT DATAPARKING DATABUILDING AREA9'-0" x 18'-6"BUILDING DATABUILDING-4 (RESTAURANT)SITE AREASPECIAL FOCUS OVERLAY (C-C-SF)±236,348 SF053-421-003APN(S) ±5.42 AC214 STALLSBUILDING-1 (GROCERY)±4,982 SF ±21,981 SF BUILDING-2 (RETAIL)±8,026 SF ±49,269 SF ±4,835 SF AMENDMENT.PARKING PROVIDEDF.A.R. (±49,269 S.F. / ±230,355 S.F.) =0.214.34 / 1,000 S.F.PARKING RATIO169 STALLSSTANDARD:10 STALLSHANDICAPPED:BUILDING-3 (RETAIL)±3,205 SF BUILDING-6±6,240 SF 13 STALLSEV STATIONS:18 STALLSCLEAN AIR VEHICLES:053-421-004NET SITE AREA ±230,355 SF ±5.28 ACCITY OF SAN LUIS OBISPOJURISDICTION11 STALLSMOTORCYCLE (4'X8')8 LOCKERS FOR 16 BIKESBIKE LOCKERS20 RACKS FOR 40 BIKESBIKE RACKSRETAIL: ±3,240 SFRESTAURANT: ±3,000 SF0102ACCESSIBLE CURB RAMP, REFER TO CIVIL DRAWINGS.PROPOSED TRANSFORMER LOCATION, PROVIDE BOLLARDS ASREQUIRED BY POWER COMPANY. REFER TO CIVIL DWGS.TRUNCATED DOMES.TRASH ENCLOSURE.BOLLARDSBIKE RACK - PER CITY STANDARD 7930BIKE LOCKERPYLON SIGN030405060708KEYNOTESMONUMENT SIGNPEDESTRIAN PATH OF TRAVELELECTRIC SWITCHGEAREV STATION (ACCESSIBLE)EV STATION (STANDARD)CLEAN AIR STALLSTRASH BINPEDESTRIAN TRELLIS0910111213141516Attachment 3Packet Page 67
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateGRADING PLANC-1CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE:PRELIMINARY GRADING PLANSHEET TITLE:C-1SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONAttachment 3Packet Page 68
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateGRADING PLANC-2CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE:PRELIMINARY GRADING PLAN/ SECTIONS AND DETAILSSHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONC-2Attachment 3Packet Page 69
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateUTILITY PLANC-3CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE:PRELIMINARY COMPOSITE UTILITY PLANSHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONC-3Attachment 3Packet Page 70
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateLANDSCAPE PLANL1Attachment 3Packet Page 71
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateLANDSCAPE PLANL2Attachment 3Packet Page 72
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-101BUILDING-1Attachment 3Packet Page 73
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateROOF PLANA-131BUILDING-1NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 3Packet Page 74
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-201.1BUILDING-1EAST ELEVATIONSCALE: 3/32” = 1’-0”1TENANTSOUTH ELEVATIONSCALE: 3/32” = 1’-0”2TENANTAttachment 3Packet Page 75
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-201.2BUILDING-1WEST ELEVATIONSCALE: 3/32” = 1’-0”3TENANTNORTH ELEVATIONSCALE: 3/32” = 1’-0”4TENANTAttachment 3Packet Page 76
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-301BUILDING-1WALL SECTIONSCALE: 3/8” = 1’-0”AEAST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONWEST ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”DDBACAttachment 3Packet Page 77
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-102BUILDING-2Attachment 3Packet Page 78
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateA-132ROOF PLANBUILDING-2NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 3Packet Page 79
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-202BUILDING-2EAST ELEVATIONSCALE: 3/32” = 1’-0”1NORTH ELEVATIONSCALE: 3/32” = 1’-0”2WEST ELEVATIONSCALE: 3/32” = 1’-0”3SOUTH ELEVATIONSCALE: 3/32” = 1’-0”4TENANTTENANTTENANTTENANTAttachment 3Packet Page 80
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-302BUILDING-2EAST ELEVATIONWEST ELEVATIONNORTH ELEVATIONSOUTH ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”DDBCAAttachment 3Packet Page 81
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-103BUILDING-3Attachment 3Packet Page 82
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateA-133ROOF PLANBUILDING-3NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 3Packet Page 83
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-203BUILDING-3EAST ELEVATIONSCALE: 3/32” = 1’-0”1SOUTH ELEVATIONSCALE: 3/32” = 1’-0”4WEST ELEVATIONSCALE: 3/32” = 1’-0”3NORTH ELEVATIONSCALE: 3/32” = 1’-0”2TENANTTENANT TENANTTENANTTENANTAttachment 3Packet Page 84
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-303BUILDING-3WALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CNORTH ELEVATIONSOUTH ELEVATIONEAST ELEVATIONWEST ELEVATIONCABAttachment 3Packet Page 85
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-104BUILDING-4Attachment 3Packet Page 86
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateROOF PLANA-134BUILDING-4NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 3Packet Page 87
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-204BUILDING-4WEST ELEVATIONSCALE: 3/32” = 1’-0”1SOUTH ELEVATIONSCALE: 3/32” = 1’-0”2NORTH ELEVATIONSCALE: 3/32” = 1’-0”4EAST ELEVATIONSCALE: 3/32” = 1’-0”3TENANT TENANTTENANTTENANTTENANTTENANTTENANTTENANTAttachment 3Packet Page 88
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-304BUILDING-4WEST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONEAST ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”DCBDAAttachment 3Packet Page 89
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-105BUILDING-5Attachment 3Packet Page 90
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateROOF PLANA-135BUILDING-5NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 3Packet Page 91
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-205BUILDING-5WEST ELEVATIONSCALE: 3/32” = 1’-0”1SOUTH ELEVATIONSCALE: 3/32” = 1’-0”2NORTH ELEVATIONSCALE: 3/32” = 1’-0”4EAST ELEVATIONSCALE: 3/32” = 1’-0”3TENANTTENANTTENANTTENANT TENANT TENANT TENANTTENANT TENANT TENANTAttachment 3Packet Page 92
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-305BUILDING-5EAST ELEVATIONNORTH ELEVATIONWEST ELEVATIONSOUTH ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”DDCABAttachment 3Packet Page 93
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-106BUILDING-6F L O O R P L A NSCALE: 3/16" = 1'-0"1NORTHAttachment 3Packet Page 94
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateROOF PLANA-136BUILDING-6NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 3Packet Page 95
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-206BUILDING-6SOUTH ELEVATIONSCALE: 3/32” = 1’-0”1NORTH ELEVATIONSCALE: 3/32” = 1’-0”3WEST ELEVATIONSCALE: 3/32” = 1’-0”4EAST ELEVATIONSCALE: 3/32” = 1’-0”2Attachment 3Packet Page 96
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-306BUILDING-6SOUTH ELEVATIONACDBEAST ELEVATIONWEST ELEVATIONNORTH ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”DAttachment 3Packet Page 97
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateTRASH ENCLOSURE & MONUMENT SIGNTR-01TRELLIS ELEVATIONSSCALE: N.T.S.10Attachment 3Packet Page 98
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateLIGHTING PLANEPH-010.50.91.41.82.62.11.51.20.91.21.81.92.01.91.40.80.50.61.01.41.92.72.11.51.41.31.51.82.72.31.61.41.03.42.31.20.91.63.13.73.73.62.61.10.60.50.81.31.82.71.81.41.00.91.31.62.62.11.91.51.21.04.93.41.50.71.73.45.16.44.72.71.20.50.40.60.61.21.31.51.41.31.00.71.83.55.68.44.82.91.20.50.71.71.92.32.42.11.40.71.73.44.44.54.12.81.20.51.02.22.12.32.72.41.30.51.32.32.72.82.62.00.90.41.72.42.12.42.72.41.40.40.91.41.71.61.61.30.70.30.92.32.32.32.11.91.40.61.11.92.22.22.21.60.90.40.51.71.91.81.51.41.00.81.73.23.73.83.72.70.41.61.61.51.31.11.10.81.01.93.55.06.24.82.90.51.71.81.71.51.41.40.90.60.81.11.11.21.42.13.65.69.05.03.10.82.32.22.22.01.81.40.80.90.91.31.71.91.82.02.33.54.54.74.33.11.62.42.12.43.42.51.51.31.41.21.62.22.92.72.31.92.52.72.92.92.41.40.30.40.40.40.40.40.30.41.12.32.22.54.92.51.52.51.91.31.62.44.83.02.11.51.41.51.51.81.91.71.41.20.90.50.40.70.91.01.01.00.70.50.40.91.92.32.82.82.62.31.62.21.91.31.62.22.92.62.21.51.51.71.72.12.62.32.21.81.60.80.71.32.32.52.62.41.60.80.41.82.32.32.11.71.71.61.21.11.31.11.41.71.91.81.91.92.73.13.33.63.93.53.52.71.90.90.92.03.54.44.53.72.41.00.43.73.01.90.91.31.00.70.80.70.91.11.11.21.41.93.44.95.25.14.64.05.62.91.90.90.92.13.76.47.74.42.61.00.81.41.00.60.71.01.83.65.55.74.93.73.22.82.01.00.92.13.85.86.44.62.71.01.32.01.30.81.73.65.25.75.64.63.22.72.21.91.31.22.23.74.34.54.23.00.92.82.11.34.34.03.83.94.14.34.13.02.32.21.91.81.92.33.03.23.63.83.50.62.51.91.12.93.03.13.13.13.53.63.02.72.42.42.12.32.62.72.43.14.21.81.81.11.52.53.94.04.14.24.43.73.33.02.51.81.81.81.61.21.02.14.05.45.75.34.53.95.62.91.90.80.41.41.91.81.41.83.85.910.05.54.63.73.52.71.90.80.41.82.32.31.81.73.45.05.24.84.12.82.31.81.50.61.93.53.51.91.32.63.13.33.32.82.01.41.20.91.93.23.31.91.11.31.41.51.41.00.70.61.71.91.81.70.40.50.50.61.11.21.21.10.60.60.60.60.20.210.2S5 - 1S4 - 1S2 - 13S3 - 10S1 - 11S3 - 11S3 - 12S1 - 6S6 - 1S6 - 5S6 - 10S6 - 11S6 - 12S2 - 15S5 - 3S2 - 19S1 - 14S5 - 4S2 - 20S3 - 13S3 - 14S3 - 15S5 - 5StatisticsDescription Symbol Avg Min Avg/Min MaxMax/MinSITE2.2 fc 0.2 fc 11.0:1 10.2 fc51.0:1ScheduleSymbol Label QTY ManufacturerCatalog NumberDescriptionLampNumberLampsLumensper LampLLF WattageS13 Lithonia LightingDSX1 LED P2 40K T2M MVOLTDSX1 LED P2 40K T2M MVOLTLED1 8876.506 0.95 70S24 Lithonia LightingDSX1 LED P2 40K T3M MVOLTDSX1 LED P2 40K T3M MVOLTLED1 8640.771 0.95 70S36 Lithonia LightingDSX1 LED P2 40K T3M MVOLTDSX1 LED P2 40K T3M MVOLTLED1 8640.771 0.95 140S41 Lithonia LightingDSX1 LED P2 40K T4M MVOLTDSX1 LED P2 40K T4M MVOLTLED1 8707.222 0.95 70S54 Lithonia LightingDSX1 LED P2 40K LCCO MVOLTDSX1 LED P2 40K LCCO MVOLTLED1 5426.61 0.95 70S65 Lithonia LightingDSX1 LED P2 40K T3M MVOLTDSX1 LED P2 40K T3M MVOLTLED1 8640.771 0.95 280Luminaire LocationsNo. Label X YZLocationMH Tilt Orientation6 S1 -59.84 278.00 20.00 20.00 0.00 269.851 S4 126.57 -27.96 20.00 20.00 0.00 0.001 S5 -50.98 469.03 20.00 20.00 0.00 -90.003 S5 168.43 396.36 20.00 20.00 0.00 270.004 S5 205.16 71.54 20.00 20.00 0.00 0.005 S5 235.19 353.80 20.00 20.00 0.00 180.661 S6 170.87 317.03 20.00 20.00 0.00 89.74S6-1 172.44 317.04 20.00 20.00 0.00 89.74S6-2 170.88 315.47 20.00 20.00 0.00 179.74S6-3 169.31 317.02 20.00 20.00 0.00 269.74S6-4 170.87 318.60 20.00 20.00 0.00 -0.265 S6 269.81 140.10 20.00 20.00 0.00 179.74S6-1 269.82 138.53 20.00 20.00 0.00 179.74S6-2 268.24 140.09 20.00 20.00 0.00 269.74S6-3 269.80 141.66 20.00 20.00 0.00 -0.26S6-4 271.37 140.11 20.00 20.00 0.00 89.7411 S1 -61.41 24.35 20.00 20.00 0.00 -90.0014 S1 -59.84 386.65 20.00 20.00 0.00 269.8513 S2 95.04 401.57 20.00 20.00 0.00 0.0015 S2 201.15 468.75 20.00 20.00 0.00 10.7519 S2 -1.81 401.57 20.00 20.00 0.00 0.0020 S2 242.51 278.23 20.00 20.00 0.00 -90.0010 S3 292.42 480.21 20.00 20.00 0.00 179.7411 S3 -8.46 470.10 20.00 20.00 0.00 179.7412 S3 101.89 470.81 20.00 20.00 0.00 179.7413 S3 120.74 57.25 20.00 20.00 0.00 179.74S3-1 120.76 53.31 20.00 20.00 0.00 179.74S3-2 120.73 61.20 20.00 20.00 0.00 -0.2614 S3 163.70 203.63 20.00 20.00 0.00 179.74S3-1 163.72 199.68 20.00 20.00 0.00 179.74S3-2 163.68 207.57 20.00 20.00 0.00 -0.2615 S3 258.17 203.56 20.00 20.00 0.00 179.74S3-1 258.19 199.61 20.00 20.00 0.00 179.74S3-2 258.16 207.50 20.00 20.00 0.00 -0.2610 S6 182.00 141.75 20.00 20.00 0.00 179.74S6-1 182.01 140.18 20.00 20.00 0.00 179.74S6-2 180.44 141.74 20.00 20.00 0.00 269.74S6-3 182.00 143.31 20.00 20.00 0.00 -0.26S6-4 183.57 141.75 20.00 20.00 0.00 89.7411 S6 71.21 140.25 20.00 20.00 0.00 179.74S6-1 71.22 138.69 20.00 20.00 0.00 179.74S6-2 69.65 140.24 20.00 20.00 0.00 269.74S6-3 71.20 141.82 20.00 20.00 0.00 -0.26S6-4 72.78 140.26 20.00 20.00 0.00 89.7412 S6 -34.60 139.84 20.00 20.00 0.00 179.74S6-1 -34.60 138.27 20.00 20.00 0.00 179.74S6-2 -36.17 139.83 20.00 20.00 0.00 269.74S6-3 -34.61 141.40 20.00 20.00 0.00 -0.26S6-4 -33.04 139.84 20.00 20.00 0.00 89.74NORTHSCALE:SITE LIGHTING PHOTOMETRIC PLANSCALE 1"=50'Attachment 3Packet Page 99
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateIMAGE REFERENCEIM-01Attachment 3Packet Page 100
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#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateCOLOR 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 STUCCO17DECORATIVE PAVERSMODEL: CALARC LARGE SCALE NARROW MODULAR PAVERS - 12”x18”COLOR: 1413 PORCELAIN-SANDBLASTBY: STEP STONE18CONCRETE PAVINGFINISH: MEDIUM BROOM FINISH, SAW CUT LINESCOLOR: NATURAL GRAYBY: GENERAL CONTRACTOR16BOARD AND BATTEN VERTICAL SIDINGWITH 1”X3” VERTICAL BATTENSFINISH: CEDARMILL COLOR: CHESTNUT BROWNBY: HARDIE PANEL19TRASH 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: CONTRACTOR20Attachment 3Packet Page 101
WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:11/28/2018 6:25 PM melanie plot:11/29/2018 11:13 AM melanie ryan file:\\lenitynas\projects\westmont living\ca-san luis obispo\prelim\a0.0 cover sheet.dwg A0.0c2018 Lenity Architecture11/29/18 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 N
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
TYPE CONSTRUCTION: 5A
OCCUPANCY: R2.1
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
A0.0
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
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
MICHAEL O'ROURKE
ANDREW PLANT
TIM DAVIES
JAY NICCUM
OWNER SD PHASE
APPROVAL SIGNATURES:
DATE
DATE
DATE
DATE
Attachment 3
Packet Page 102
MEMORY
CARE WITH
ASSISTED
LIVING
ABOVE
SERVICE /
DELIVERIES
CONNECTION
TO RETAIL
PROJECT
SIGN EMPLOYEE PARKINGASSISTED
LIVING
COURTYARD
ASSISTED
LIVING
ASSISTED
LIVING
COVEREDENTRYPUBLIC
ART
ACCESSROADASSISTED LIVING
COURTYARD
MEMORY
CARE
COURTYARD
ENTRYWAYPROPOSEDPROPERTY LINEWALKWALKT O P O F B A N K
35' S E T B A C K F R O M
T O P O F B A N K
PROPERTY LINE
PROPERTY LINEPROPERTY LINE
ASSISTED
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'-8"
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 ONLYFLOOR AREA: 6,188 SF
ROOF ACCESS 52 SF
TOTAL AREA: ± 6,240 SF
FLOOR AREA: 4,932 SF
ROOF ACCESS 50 SF
TOTAL AREA: ± 4,982 SF
FLOOR AREA: 4,785 SF
ROOF ACCESS 50 SF
TOTAL AREA: ± 4,835 SF
FLOOR AREA: 3,152 SF
ROOF ACCESS 53 SF
TOTAL AREA: ± 3,205 SF
FLOOR AREA: 7,973 SF
ROOF ACCESS 53 SF
TOTAL AREA: ± 8,026 SF LOADING ONLY / NO PARKINGLOADING ONLY / NO PARKINGLOADING ONLY / NO PARKING
LOADING ONLY / NO PARKINGN O P A R K I N G N O P A R K I N GN O P A R K I N G N O P A R K I N GEVSTATIONEVSTATIONAMBULATORYEVSTATIONEVSTATIONEVSTATIONEVSTATIONEVSTATIONEV
STATION
VAN
ACCESSIBLE
EVSTATIONEVSTATIONEVSTATIONEVSTATIONEV
STATION
STANDARD
ACCESSIBLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLE
CLEAN
AIR
VEHICLE
CLEAN
AIR
VEHICLE
CLEAN
AIR
VEHICLE
CLEAN
AIR
VEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEAN
AIR
VEHICLE
CLEAN
AIR
VEHICLECLEANAIRVEHICLECLEANAIRVEHICLE CLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLEGAS SERVICE
ELECTRICAL SERVICE
6" FIRE LINE
1 1/2" DOMESTIC WATER
TELEPHONE SERVICE
EV
EV
SCORED CONC.
SCORED CONC.
SCORED
CONC.
SCORED
CONC.
SCORED
CONC.WALKCONNECTION TO
RETAIL
CONNECTION TO
RETAIL
WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:11/28/2018 6:27 PM melanie plot:11/28/2018 6:29 PM melanie ryan file:p:\westmont living\ca-san luis obispo\arch\a1.1 site plan.dwg Layout1c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIA250 50 100 150
SITE PLAN
SCALE: 1" = 50'
DATE: 11/29/2018
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
58
10
4
72
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.
22,104 SQ.FT.
46,978 SQ.FT.
29,458 SQ.FT.
165,914 SQ.FT.
(40.6%)
(13.3%)
(28.3%)
(17.8%)
(100%)
136,456 SQ.FT.
29,458 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 3
Packet Page 103
1
8'-0"
9'-01
2"
STONE VENEER TO
MATCH BUILDING.
FINISH GRADE
3"x3" SQ. METAL LEGS W/
BASE ATTACHMENTS
SIGN FONT, COLOR AND LOGO
PER SIGN COMPANY AND
OWNER
3" DEEP FABRICATED
ALUMINUM CABINET
SCALE:
PROJECT SIGN
1/4" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/SIGN/PROJ SIGN
CONTROL JOINT
COLD JOINT
EXPANSION JOINT
EXP. JOINT W/ CAULK AT
30'-0" OC (MAX) OR AT
INTERSECTION OF ANY
STRUCTURAL ELEMENTS
ROUGH BROOM FINISH (TYP)
SMOOTH FINISH
COMPACTED SUBGRADE
SCORE AT 5'-0" OC
SIDEWALKS, 10'-0"
OC PATIO AREAS
4" CONC WALK (TYP)
ROUGH BROOM FIN
SMOOTH FINISH
SCALE:
WALK/PATIO DETAIL
(CONCRETE WALK JOINTS)
1 1/2" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02520004
4"
3
8"
4"
1
2"
SCALE:
PARKING LOT LIGHT BASE
3/4" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02850001
20 FT. #4 CU "U.F.E.R." GROUND
COILED UNDER BASE
3/4" PVC CONDUIT, BURY 24" OR
AS REQ. BY AUTHORITY HAVING
JURISDICTION. SEE PLANS
NOTES:
·COORDINATE WITH ELECTRICAL SPECIFICATIONS, SEE
STRUCTURAL FOR ADDITIONAL INFORMATION
·PROVIDE SHOP DRAWINGS TO ARCHITECT FOR APPROVAL
·MIN. 24" CLEAR BETWEEN POLE BASE AND BACK OF CURB
EXPOSED CONCRETE TO HAVE
RUBBED FINISH, SURFACES -
TOP AND SIDES
2 PIECE BASE
COVER
CONFIRM BOLT SIZE, PATTERN,
HEIGHTS & CONDUIT
REQUIREMENTS W/ POST BASE
SHOP DRAWINGS
FINISHED
GRADE
GROUND LUG
INSIDE POLE
FIXTURE POLE
RADIUS
TROWLED BULL
NOSED EDGE
24"
@ CURB
ONLY
24"
SCALE:
PARKING SIGN
(CALIFORNIA)
NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02840007
SHALL BE LOCATED ON A POST AT THE FRONT OF EACH PARKING SPACE. THE BOTTOM OF THE SIGN
SHOULD BE A MAXIMUM HEIGHT OF SIX FEET FROM THE GROUND. IF THE PARKING SPACE IS HEADED
INTO A BUILDING THE SIGN MAY BE FASTENED TO THE SIDE OF THE STRUCTURE.
A STANDARD R7-8 ACCESSIBLE PARKING SIGN SHALL BE USED TO MARK EACH PARKING SPACE.
MINIMUM SIGN SIZE SHALL BE 12"x18". ALL SIGNS MUST BE PERMANENTLY MOUNTED IN THE GROUND
OR ON A WALL.
UNAUTHORIZED
VEHICLES PARKED IN
DESIGNATED
HANDICAPPED SPACES
NOT DISPLAYING
DISTINGUISHING
PLACARDS OR LICENSE
PLATES ISSUED FOR
PHYSICALLY DISABLED
PERSONS MAY BE TOWED
AWAY AT OWNERS
EXPENSE.
TOWED VEHICLES MAY BE
RECLAIMED AT _______
OR BY TELEPHONING
_______.
1" MIN. HT. LETTERS
12"
R99 (CA)R100B (CA)
WHITE
BLUE
NOTES:
ONLY
$250 FINE
PARKING
NOTES:
HANDICAP SIGNAGE DETAIL
SCALE:
HANDICAP SIGN DETAIL
CALIFORNIA
NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02840006CAL
1'-0"x1'-6"x.080 ALUMINUM HANDICAPPED
PARKING SIGN. BOLT TO STEEL TUBE
WITH 2-1/8" 316 STAINLESS STEEL
BOLTS, NUTS AND WASHERS. SEE
DETAIL 10/A1.8.
$250 FINE SIGN
VAN-ACCESSIBLE SIGN
2"x2"x.188 STEEL TUBE EXTENDED
INTO CONCRETE FILLED PIPE 2'-0".
PROVIDE WELDED WATERTIGHT CAP.
PAINT P&L #6118 BLACK COFFEE
PAINT PIPE BASE
YELLOW
PAVEMENT/SIDEWALK
CONCRETE
1. HANDICAPPED PARKING SIGN SHALL CONFORM WITH CURRENT
STATE AND LOCAL AND FEDERAL CODES AND REGULATIONS.
2. ALL SIGNS SHALL BE DESIGNED TO WITHSTAND 120 M.P.H. WINDLOAD.
1. WHEN HEADER CURB IS USED IN LIEU OF WHEEL STOPS, SIDEWALK ABUTTING CURB
MUST BE WIDENED BY 18" SO THAT THE TOTAL SIDEWALK WIDTH IS 62", ALLOWING
FOR 44" MINIMUM CLEAR ACCESSIBLE ROUTE.
2. FOR COMPLETE DETAIL OF HANDICAPPED SIGN, REFER TO DETAIL.
HANDICAP SPACE STRIPING DETAIL
R7-8b (CA)
R99b (CA)
R99 (CA)
VAN ACCESSIBLE
1-1/2"R
SCALE:
VAN ACCESSIBLE
(PARKING SIGN)
NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02840004
12" (18")
FOUNDATION PER MANUFACTURES
RECOMMENDATIONS (MAY VARY W/
SOILS AND WIND CONDITIONS)
FIBERGLASS OR
ALUMINUM TAPERED
FLAGPOLE
SCALE:
FLAG POLE
(GROUND SET CONE)
NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/10350001
3
-
MOUNTING PLATES PER
MANUFACTURER
5" DIA. x 35'-0" MAX. FLAG POLE
AND A-BOLTS BY
MANUFACTURER
24" DIA.
CENTER UNDER
FLAG POLE
2"
CLR.
(3) #3 TIES WITHIN TOP 5" OF
FOOTING
F.G.
(4) #4 EVENLY SPACED AROUND
SIDES OF FOOTING
#3 TIES AT 12" o.c.
F' = 2500 psi
F' = 60,000 psi (#4 BARS)
c
y
F' = 40,000 psi (#3 BARS)y
4'-0" x 8'-0" FLAG MAX.
SCALE:
FLAG POLE
(FOOTING DETAIL)
NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/FLAGPOLE-FOOTING DETAIL
FLAG POLE FOOTING PER
MANUFACTURER
RECOMMENDATIONS,
COORDINATE
REQUIREMENTS
VAN
8'-0"10'-0"10'-0"
NO PARKING
MAX. SLOPE 1:50 AT H.C.
PARKING SPACES AND
AISLE SHOWN DASHED
TYPICAL SYMBOL
ACCESS AISLE W/ 4"
PAINTED STRIPES.
12" WHITE LETTERING
CROSSWALK TO RAMP
ACCESSIBLE
PARKING SIGN
SEE 12/A1.7 TYP.
COLOR EQUAL TO
No. 15090 FEDERAL
STANDARD 595B
TWO COATS OF PAINT ON
SURFACE OF PARKING AREA
CENTERED ON STALL
2" WIDE WHITE STRIPING TYP.
TWO COATS AT FLOOR PAINT
COND. NOTE: DIMENSIONS
ARE
FOR THE 3'-0" SQUARE SIGN 9"
SQ STEEL SIGN TO BE
PROPORTIONAL
3'-0" SQ. (FLOOR PAINTED)
9" SQ. (POST MOUNTED)
AC PAVEMENT
AGGREGATE BASE
CONC. PER PLAN
3'-0"3'-0"1'-0"1'-0"
SCALE:
PAVEMENT TRANSITION
(PAVEMENT AND CONCRETE)
1/2"=1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02520025
NOTES:
1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.
#4 REBAR STIRRUPS
& HORIZONTAL
REINFORCEMENT
EMBEDMENT
SLEEVE & HINGING LID
LOCKABLE LID
4" Ø LOCKABLE
REMOVABLE BOLLARD
DOMED TOP
CAL PIPE SECURITY
BOLLARD IBP04040, OR
APPROVED EQUAL
SCALE:
BOLLARD
(LOCKABLE / REMOVABLE)
N.T.S P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02830022
21"
21" MIN. OR TO
FROST DEPTH,
WHICHEVER IS
GREATER
BREAKAWAY LOCK
1'-6"
CONFIRM BOLT SIZE, PATTERN, HEIGHTS
& CONDUIT REQUIREMENTS WITH FLANGE.
3/4" PVC CONDUIT, BURY 24" OR AS REQ.
BY AUTHORITY HAVING JURISDICTION. SEE
PLANS. (INCLUDE EQUIPMENT GROUND
CONDUCTOR PER NEC, BACK TO SOURCE)
PROVIDE EQUIPMENT GROUNDING
CONDUCTOR BACK TO PANEL. INSULATE
AS REQUIRED BY NEC.
NOTE: SEE E1.1 FOR ROUTING
AND CIRCUITING.
FINISHED
GRADE
BOLLARD LIGHT PER FIXTURE SCHEDULE.
PLAN VIEW
EDGE OF
SIDEWALK
BOLLARD
CENTERED IN
BASE
1'-6"
SCALE:
WALKWAY LIGHT BASE/POLE
NTS P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/LANDSCAPE_BOLLARD
NOTE: WHEN LIGHT BOLLARD OCCURES
AS COLORED CONCRETE, THE BASE
CONCRETE SHALL ALSO BE COLORED.
1/2" EXPANSION JOINT FILLER
REFER TO SOILS INVESTIGATION REPORT FOR
ADDITIONAL PAVEMENT INSTALLATION
SPECIFICATIONS.
SEE ARCHITECTURAL & LANDSCAPE SITE PLANS
FOR DECORATIVE STAMPED PATTERN
LOCATIONS IF APPLICABLE.
LONGITUDINAL JOINTS MAYBE CONST JOINTS AT
CONTRACTORS OPTION. TRANSVERSE CONSTR
JOINTS SHALL BE INSTALLED WHENEVER THE
PLACING OF CONCRETE IS SUSPENDED A
SUFFICIENT LENGTH OF TIME THAT THE
CONCRETE MAY BEGIN TO HARDEN.
SAW CUT PER JOINT LAYOUT (SEE PLAN)
NOTE: USE AT ALL FIXED OBJECTS WITHIN
OR ABUTTING PAVED AREA.
INSTALL 1/2"ɸ x 12"L AT 24" 0C SMOOTH STEEL
DOWEL W/ GREASE AT ONE END - INSTALL
WHEN REQ'D BY SOILS ENGINEER.
1/4" MAX (W/ PRE-
MOLDED JOINT FILLER
FLUSH W/ SURFACES)
1/4" MAX. RADIUS AT HAND
FORMED JTS.
1/4" MAX. (SAWED
JOINT)
ISOLATION EXPANSION JOINT
GENERAL NOTES:
1.
2.
3.
4.
SAWED JOINT
CONSTRUCTION JOINTS
PREMOLDED
TOOLED JOINT
1/4"
SCALE:
TYPICAL JOINT CONSTRUCTION
(ALTERNATE CONCRETE PARKING)
1 1/2" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/TYP-JOINT CONST-ALT CONC PARKING
5
2
3
4
7
6
9
8
10
11
1214
13 SCALE:
ENCLOSURE
(TRASH & RECYCLING)
3/16" = 1'-0"P:/WESTMONT LIVING/CA-LA MESA/DETAILS/02877021
(SEPARATE PERMIT REQUIRED)
METAL OPAQUE DOOR,
FIELD INSTALL GATE
HINGES - TYP. OF 2
NOTE:
·CONSTRUCTION SHALL BE
OF NON-COMBUSTABLE
CONSTRUCTION
·ALL GATES TO BE
PRE-MANUFACTURED
·GATES AND HINGES TO BE
FIELD INSTALLED
·GATES WILL BE METAL AND
OPAQUE
(3) PAIRS OF 16 GA. RIBBED
METAL GATES WITH MIN. 2"
X 2" X 14" STEEL ANGLE
FRAME AND DIAGONAL
BRACING. CONTINUOUS
WELDS ON ALL JOINTS.
FIELD INSTALL GATE HINGES
VENEER STONE OVER 8"
CMU - PAINT INSIDE
GATE POST (TYP.)
9
-
9
-
9
-
10'-0"
METAL TRELLIS
CURB STOP
(TYP.)
15'-0" CONCRETE
APRON - SEE SITE
PLAN
1 1
2%
SLOPE
1 1
2%
SLOPE
1 1
2%
SLOPE
F.O.G.
STORAGE
TRASH
RECYCLING
TRASH
PEDESTRIAN
ACCESS
15
SCALE:
BIKE DOCK
(SHORT TERM BIKE PARKING)
1/8" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02830032PS
NOTE:
·INSTALL PER CITY
STANDARDS
·SEE CITY BICYCLE RACK
DETAIL # 7930
(2) 6" x 6" x 2" DIA., FLANGE
MOUNTING PLATE W/ 1" DIA.
MOUNTING HOLES
36"
SCALE: 1/4" - 1'-0"
36"36"36"36"36"
21'
4'-6"4'-6"
PLAN SINGLE SIDE
26"
R=4"
2" WHITE
REFLECTIVE TAPE
WRAPPED AROUND
PIPE, TYP. OF 3
2" DIA. STEEL PIPE,
1/16" THICK , MIN.
3/8" DIA TAMPER
RESISTANT ANCHOR,
2 3/8" LONG, TYP. (4)
EA. PLATE
BASE PLATE, 1/8"
THICK , TYP.
(SEPARATE PERMIT REQUIRED)
CANE BOLTS
(TYP.)
6"
O.H.
6"
O.H.
(3) SETS 16 GA. RIBBED METAL
GATES WITH MIN. 2" X 2" X 14" STEEL
ANGLE FRAME AND DIAGONAL
BRACING. CONTINUOUS WELDS ON
ALL JOINTS. FIELD INSTALL GATE
HINGES
ELEVATION - FRONT
SCALE: 3/16" = 1'-0"
ELEVATION - END
SCALE: 3/16" = 1'-0"
NOTE:
·CONSTRUCTION
SHALL BE OF
NON-COMBUSTABLE
CONSTRUCTION
·ALL GATES TO BE
PRE-MANUFACTURED
·GATES AND HINGES
TO BE FIELD
INSTALLED
·GATES WILL BE
METAL AND OPAQUE
METAL OPAQUE
DOOR, FIELD
INSTALL GATE
HINGES. TYPICAL
OF (2)
METAL TRELLIS
METAL TRELLIS
SCALE:
TRASH AND RECYCLING ENCLOSURE
1/8" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/TRASHELEV
VENEER STONE OVER 8"
CMU - PAINT INSIDE
GATE POST
GATE POST
(TYP.)WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:11/13/2018 11:20 AM samt plot:11/28/2018 6:28 PM melanie ryan file:p:\westmont living\ca-san luis obispo\arch\a1.7 site details.dwg A1.7c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIASITE DETAILSA1.7
Attachment 3
Packet Page 104
2154215424602448
2436 246024422436
24422436 244224422436 244224602460
244224482460KITCHEN
FRZ.
DRY STOR.
ELEC
WALK-IN
COOLER
FCR
MECH
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
ELEC
OFFICE
SEATING
R.R.
DYE.
HOUSE
KEEPING
ACTIVITY
24 x 45
STOR.
OFFICE
BISTRO
23 x 25
SHWR.
STOR.
MECH.
R.R.
R.R
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
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
02
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
1077
10781079
A
B
B
B
B
DYE.
1056
1092
CORRIDOR
STAIR-1
1101
1028
EXIT
PASSAGEWAY
EXIT
PASSAGEWAY
B.O.H.
B.O.H.WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:11/13/2018 10:26 AM samt plot:11/28/2018 6:32 PM melanie ryan file:p:\westmont living\ca-san luis obispo\arch\a3.1 1st floor.dwg A3.1c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIA1ST FLOOR
SCALE: 1/16" = 1'-0"
"A" Studio Units = 32
"B" One Bedroom Units = 68
"C" Two Bedroom Units = 11
TOTAL = 111
TOTAL UNIT MIX
"A" Studio Units = 10
"B" One Bedroom Units = 19
"C" Two Bedroom Units = 4
UNIT MIX - LEVEL ONE = 33
"MC" Studio Units = 28"MC" Studio Units = 28
GRAND TOTAL = 139
Level One = 67,374 sq. ft.
BUILDING AREA
Level Two = 66,281 sq. ft.
TOTAL = 133,655 sq. ft.1ST FLOORPLANA3.1
Attachment 3
Packet Page 105
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
B B B B AB
C
B
B B B BAAAAAACBB
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:11/13/2018 10:25 AM samt plot:11/28/2018 6:33 PM melanie ryan file:p:\westmont living\ca-san luis obispo\arch\a3.2 2nd floor.dwg A3.2c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIA2ND FLOORPLANA3.2
2nd FLOOR
SCALE: 1/16" = 1'-0"
"A" Studio Units = 22
"B" One Bedroom Units = 49
"C" Two Bedroom Units = 7
TOTAL LEVEL TWO = 78
UNIT MIX - LEVEL TWO
BUILDING AREA LEVEL TWO = 66,281 sq. ft.
Attachment 3
Packet Page 106
Attachment 3Packet Page 107
Attachment 3Packet Page 108
KITCHENFRZ.DRY STOR.ELECWALK-INCOOLERFCRMECH R.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.DININGSITTINGELECOFFICESEATINGR.R.DYE.HOUSEKEEPINGACTIVITY24 x 45STOR.OFFICEBISTRO23 x 25SHWR.STOR.MECH.R.R.R.RR.RMCMCMCMCMCMCMCCMCEMER.FOODSTOR.MAINT.STOR.ABSTOR.10550110311040LIN./STORELEV.CORRIDORCORRIDOR1093CORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORHALLCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORWAIT STAFFSTAIR-3STAIR-2SEATINGELEVATOR03CBBCCAABBABAAAAABBBBBBELEVATOREQUIPMENTROOMMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCBCORRIDORCORRIDORELECT. RM.BMEMORYCARECOURTYARDBASSISTED LIVINGCOURTYARDASSISTED LIVINGCOURTYARD119104211711511311110910710310102108810231089103710381027102610871021102028272625242322211085108610181016101710191030102910391032102104106141139138140110109111021090112116104112112312512712913110951281301321341331351361066104310681096137105010491048104710461044109710531052105710601054106410621042106310611059106510011080105810511007100402040608091011121314100810091103151607051082030110021003171012101110131010181084192010141015108110051006108310941098OFFICEB.O.D10451067EXITPASSAGEWAY107710781079ABBBBDYE.10561092CORRIDORSTAIR-111011028EXITPASSAGEWAYEXITPASSAGEWAYB.O.H.B.O.H.12'-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:11/13/2018 10:51 AM michaelb plot:11/28/2018 6:34 PM melanie ryan file:p:\westmont living\ca-san luis obispo\arch\a6.0 building sections.dwg A6.0c2018 Lenity Architecture11/29/18 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
Attachment 3
Packet Page 109
SCALE : D NORTH ELEVATION
1/16"=1'-0"
SCALE : C EAST ELEVATION
1/16"=1'-0"
SCALE : B SOUTH ELEVATION
1/16"=1'-0"
SCALE : A WEST ELEVATION
1/16"=1'-0"
A
D
1
2
3
4
5
6
7
= STANDING SEAM METAL ROOFING
COLOR: SW 2844 ROYCROFT MIST GRAY
ROOF
= PARAPET
ROOF HEIGHTS PER ELEVATIONS
= VINYL FRAMED INSULATED
WINDOWS W/ TRIM
COLOR: BEIGE
= BOARD AND BATT SIDING
SIDING
SIDING
WINDOW
= PTAC COLOR: TO MATCH
ADJACENT BUILDING COLOR, TYP.
PTAC
= STUCCO FINISH (MAIN BODY)
MFR: OMEGA
COLOR: SW 9117 URBAN JUNGLE
SIDING
= HARDIPLANK HORIZONTAL SIDING
COLOR: SW 7507 STONE LION
MFR: SHERWIN WILLIAMS
KEY NOTES
8
9
10
= FASCIA TRIM
COLOR: SW 2844 ROYCROFT MIST GRAY
= DECORATIVE CORBEL
MFR:
TRIM
FASCIA
= CULTURED STONE VENEER: EASTERN
MOUNTAIN LEDGE
COLOR: PROVO CANYON GREY
COLOR: WESTERN RED CEDAR:
STAMPED / ALUMAWOOD
11 = TRELLIS
STONE
COLOR: SW 7040 SMOKEHOUSE
C
B
ELEVATION KEY PLAN
SCALE: N.T.S.
4' 8'0 16'
4' 8'0 16'
4' 8'0 16'
4' 8'0 16'
KITCHEN
FRZ.
DRY STOR.
ELEC
WALK-IN
COOLER
FCR
MECH
R.R.
ELEV. EQ.
BEAUTY
BEAUTY
CHARTS
MEDS
MAIL
MEDS
RECEPT.
DIRECTOR
EXECUTIVE DISCOVERY
WORK SPACE
SALESSALES
CHARTS
RSD
L.D.
HALL
R.R.
ACTIVITY
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
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
MCMCMC
MC
MC
MC
MC
C
MC
EMER.
FOOD
STOR.
MAINT.
STOR.
AB
STOR.
1055
1031
1040
LIN./
STOR
ELEV.
CORRIDOR
CORRIDOR
1093 CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
HALL CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
WAIT STAFF
STAIR-3
STAIR-2
SEATING
ELEVATOR
03
C
BBC
C
A
A
B
B
A
B
A
A
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
02
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
050301
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
PASSAGEWAY107710781079
A
B
B
B
B DYE.
1056
1092
CORRIDOR
STAIR-1
1101
1028
EXIT
PASSAGEWAY
EXIT
PASSAGEWAY
B.O.H.
B.O.H.
D
12'-1"1st FLR.13'-734"2nd FLR.10'-1"23'-834"1'-63
4"
6 559 288971346
553 443 610108
29
10
842121223
46
8512
4
2
2
2
6
6
6 4
2 6 2 2444
10 4 6
5
2 4 8 6 2 5 2 3 2 4 2 26 5 2
6 4 6 6 8 4
8 9 1 5 2 6 1 5 8 5 2 2 3 5 2 3 2 5 2 3 2 6 2 8 5 2 2 5 8 2 2 8 2 5 6 2 8 5 2 3 2
4 6 4 3 410 10 4 6 3 38 3 6 3 6 6 4 612'-1"1'-634"10'-1"T.O. PLATE
T.O.
SHEATHING
T.O. PLATE
T.O. PLATE 12'-1"1'-634"10'-1"T.O. PLATE
T.O.
SHEATHING
T.O. PLATE
T.O. PLATE
12'-1"1'-634"10'-1"T.O. PLATE
T.O.
SHEATHING
T.O. PLATE
T.O. PLATE
12'-1"1'-634"10'-1"T.O. PLATE
T.O.
SHEATHING
T.O. PLATE
T.O. PLATE
12'-1"1'-634"10'-1"T.O. PLATE
T.O.
SHEATHING
T.O. PLATE
T.O. PLATE 12'-1"1'-634"10'-1"T.O. PLATE
T.O.
SHEATHING
T.O. PLATE
T.O. SLAB12'-1"1'-634"10'-1"T.O. PLATE
T.O.
SHEATHING
T.O. PLATE
T.O. SLAB
5222155
777
7 3 6 10 7 6 454
82 2 2 3 5 2 2 2 5 2 6 4 9 5 1 2 4 2 3 2 8 4 2
METAL AWNING ASSEMBLY
(BALCONY AND WINDOW)
1" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/MTL AWNING
(2) 1/4" x 5" LAG BOLT AT 6"
SQUARE PLATE WELD TO
ROD PER MANUF. TYP.
1"x3" HSS SUPPORT
WELDED TO PLATE
A
6
12
A
WINDOW / DOOR
RECESSED TRIM
EDGE OF
WINDOW TRIM
2" CLR OF STUCCO CORNER
15
A7.2a
SIM
STANDING SEAM
METAL ROOFING
HSS CAP ENDS
HSS SUPPORTS
AT 2'-0" O.C.
2"x2" HSS SUPPORT
BEAM
SEE ELEVATIONS FOR LOCATION AND
PLAN FOR OPENING SIZE
STANDING SEAM METAL
ROOFING OVER WRB
WINDOW /
DOOR AS
OCCURS
T.O. PLATE
T.O. PLATE
BIDDER DESIGN AWNING
TO SUPPORT SELF
WEIGHT + 20PSF ROOF
LIVE LOAD
CONTINUOUS
VERTICAL 6x6 POST
LOCATED AT
CENTERLINE OF
AWING SUPPORT
BIDDER DESIGNED
3"
VERTICAL GRAIN T&G
EXPOSED AT UNDERSIDE
STAIN TO MATCH
TRELLIS
CONTINUOUS 1x3
LEDGER WITH 1/4" X 5"
LAG BOLTS AT 12" O.C.
SIM.
6"
11
4"
CLR. TYP
SECTION 'A'ELEVATION 'B'
PLAN VIEW
A
ELEV.
6'-3" (TYP.) OR 11'-2" PER PLAN
ELEV.
VERTICAL GRAIN T&G
EXPOSED AT UNDERSIDE
STAIN TO MATCH TRELLIS
1x2 HSS AT 2'-0" O.C. (TYP.)
CONTUINUOUS 3x1 HSS LEDGER
STANDING SEAM METAL
ROOFING
1x2 HSS AT 2'-0" O.C. (TYP.)
2x2 HSS SUPPORT
3x1 HSS
LEDGER
NORTH FACING
SIDE OF AWNING
TO HAVE A SHADE
(WEST ELEVATION
ONLY)
1
1
A6.3
TYP.
4
11 11 EXTERIORBUILDING ELEVATIONSA6.3WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:11/13/2018 10:31 AM melanie plot:11/29/2018 10:55 AM melanie ryan file:p:\westmont living\ca-san luis obispo\bldgs\elevations-mcf.dwg Layoutc2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIAAttachment 3
Packet Page 110
3018'-6"25'18'-6"18'-6"25'18'-6"18'-6"30'18'-6"LOADING DOCKP L A N T E RLANDSCAPED AREAPROPERTY LINEPROPERTY LINE9'
TYP
9'
TYP
P L A N T E R
FLOOR AREA: 7,973 SF
ROOF ACCESS 53 SF
TOTAL AREA: ± 8,026 SFSWITCHGEAREVSTATIONEVSTATIONAMBULATORYEVSTATIONEVSTATIONCLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEAN
AIR
VEHICLE
CLEAN
AIR
VEHICLECLEANAIRVEHICLECLEANAIRVEHICLE 6'-6"GAS SERVICE
ELECTRICAL SERVICE
6" FIRE LINE
1 1/2" DOMESTIC WATER
TELEPHONE SERVICE
30'13'11'7'12'30'
2 8 'WALK12
7
TRASH
ENCLOSURE
SERVICE /
DELIVERIES
CONNECTION
TO RETAIL
PROJECT
SIGN
2
2
3
9
6
6
ASSISTED
LIVING
COURTYARD
COVEREDENTRYPUBLIC
ART
ACCESSROADASSISTED LIVING
COURTYARD
MEMORY
CARE
COURTYARD PROPOSEDPROPERTY LINEWALKWALK15
T O P O F B A N K
35' S E T B A C K F R O M
T O P O F B A N K
PROPERTY LINEPROPERTY LINE
ASSISTED
LIVING
COURTYARD
SHORT TERM
BIKE PARKING,
(6) SPACES
PROPOSED
TRANSFORMER
LOCATION AND
FUTURE
GENERATOR
25' x 12'
LOADING
ZONE
NOTE:
DEMO EXISTING
DWELLING AND
ACCESSORY
STRUCTURES
c
FACILITY
VAN
SEE TRACT MAP 3115
FOR PROPOSED
PROPERTY LINES
FLAG
POLE
10
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
2.3 2.4
0.8
4.0
1.3
4.4
0.8
4.3
1.2
5.0
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
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
4.0
3.5
4.4
3.9
3.6
3.3
2.7
2.4
0.9
1.8
1.8
1.9
2.1
2.1
3.4
2.5
1.5
1.7
2.3
2.7
2.7
2.7
2.2
2.0
3.2
2.7
3.2
3.6
3.1
2.6
2.4
2.5
2.7
3.2
3.7
0.7
0.8
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
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
1.0
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
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
SA5
SA4
SA2
SA4
SA4
SA4
SA4
SA4
SA4
SA4
SA2
SA2
SA2
SA5
SA5
SA5
SB
SBSSSS
SF
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:11/13/2018 11:21 AM samt plot:11/28/2018 6:46 PM melanie ryan file:p:\westmont living\ca-san luis obispo\elec\lighting\site-lighting.dwg E1.1c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIA150 30 60 120
SCALE: 1" = 30'
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 3
Packet Page 111
EVSTATIONEVSTATIONAMBULATORYEVATIONCLEANAIRVEHICLECLEANAIRVEHICLEECLEAN
AIR
VEHICLE
CLEAN
AIR
VEHICLECLEANAIRVEHICLECLEANAIRVEHICLE GAS
ELEC
6" FI
1 1/2"
TELE
WALKMEMORY
CARE WITH
ASSISTED
LIVING
ABOVE
12
7
TRASH
ENCLOSURE
SERVICE /
DELIVERIES
CONN
TO RE
PROJECT
SIGN
2
2
3
9
6
6
ASSISTED
LIVING
COURTYARD
ASSISTED
LIVING
ASSISTED
LIVING
COVEREDENTRYPUBLIC
ART
ACCESSROADASSISTED LIVING
COURTYARD
MEMORY
CARE
COURTYARD
ENTRYWAYPROPOSEDPROPERTY LINEWALKWALK15
T O P O F B A N K
35' S E T B A C K F R O M
T O P O F B A N K
PROPERTY LINE
PROPERTY LINEPROPERTY LINE
ASSISTED
LIVING
COURTYARD
SHORT TERM
BIKE PARKING,
(6) SPACES
PROPOSED
TRANSFORMER
LOCATION AND
FUTURE
GENERATOR
25' x 12'
LOADING
ZONE
NOTE:
DEMO EXISTING
DWELLING AND
ACCESSORY
STRUCTURES
c
FACILITY
VAN
SEE TRACT MAP 3115
FOR PROPOSED
PROPERTY LINES
FLAG
POLE
10
SOIL BERM
NOTE-
REFER TO SHEET L2
FOR COURTYARD
PLANTING DETAILS.
SYMBOLS BOTANICAL NAME
COMMON NAME
PLANTING LEGEND
QUANTITY SIZE WUCOLS I
North-Central Coast
TREES
15 Low24" box
Std.
Cassia leptophylla
Gold Medallion Tree
16 Low24" box
Std.
SHRUBS
5 LowArbutus unedo 'Compacta'
Compact Strawberry Tree
15 gal.
28 LowCoprosma petriei 'Verde Vista'
Creeping Coprosma
1 gal.
40 LowMahonia repens
Creeping Mahonia
1 gal.
12 LowCarpenteria californica
Bush Anemone
5 gal.
25 LowCeanothus gloriosus 'Anchor Bay'
California Lilac
5 gal.
45 LowRhamnus californica 'Mound San Bruno'
Coffeeberry
5 gal.
59 LowMyrtus communis 'Compacta'
Compact Myrtle
5 gal.
25 LowJuniperus scopulorum 'Skyrocket'
Skyrocket Juniper
15 gal.
76 LowRhaphiolepis indica 'Ballerina'
Indian Hawthorn
5 gal.
83 ModerateRosa floribunda 'Iceberg'
Iceberg Rose
5 gal.
74 LowSalvia greggii 'Coral'
Coral Autumn Sage
5 gal.
13 LowPhlomis fruticosa
Jerusalem Sage
5 gal.
GRASSES/PERENNIALS
6 ModerateAspidistra elatior
Cast Iron Plant
5 gal.
68 LowLavandula angustifolia 'Twickel Purple'
Dwarf English Lavender
1 gal.
91 LowPennisetum alopecuroides 'Little Bunny'
Little Bunny Fountain Grass
1 gal.
3 ModeratePhormium 'Maori Queen'
Hybrid New Zealand Flax
5 gal.
482 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
95 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, 31 trees are proposed*
* additional trees proposed to achieve 50% shade requirement
at 10 years.
32 LowHelictotrichon sempervirens
Blue Oat Grass
1 gal.WESTMONT OF SAN LUIS OBISPODATE
SHEET
REVISED DATE
save:11/13/2018 11:29 AM brianl plot:11/28/2018 6:44 PM melanie ryan file:p:\westmont living\ca-san luis obispo\prelim\landscape.dwg L1c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIA150 30 60 90
L1 Landscape Development Plan
SCALE: 1" = 30'
DATE: 1/23/2018, rev. 3/7/2018, rev. 11/29/2018
EXP. 11 - 30 - 18
TOTAL SITE LANDSCAPE AREA = 29,458 s.f.
TOTAL IRRIGATED LANDSCAPE AREA = 31,332 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 31,332) + (0.3 x 0)) = MAAWA 382,883 gals.
EAAWU TOTAL (EATAWU): 287,015 gals.
EATAWU 287,015 gals. is less than MAAWA 382,883 gals.
(43.80) x (0.2) x (19,048) x (.62) / (.81) = 127,720 gals. EAAWU (LOW HYDROZONES)
(43.80) x (0.5) x (8299) x (.62) / (.81) = 139,116 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 = 1874 s.f.LANDSCAPEDEVELOPMENTPLANL1
COURTYARD 1
COURTYARD 2
COURTYARD 3
(43.80) x (0.2) x (1874) x (.62) / (.81) = 12,566 gals. EAAWU (LOW HYDROZONES- R.O.W.)
Attachment 3
Packet Page 112
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
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.
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:11/13/2018 11:29 AM brianl plot:11/28/2018 6:44 PM melanie ryan file:p:\westmont living\ca-san luis obispo\prelim\landscape.dwg L2c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIAL2 Courtyard Landscape Plans
SCALE: 1" = 8'
Courtyard 1Courtyard 2
Courtyard 3
EXP. 11 - 30 - 18 COURTYARDLANDSCAPE PLANL2
DATE: 1/23/2018, rev. 3/7/2018, rev. 11/29/2018
Attachment 3
Packet Page 113
Attachment 3Packet Page 114
Attachment 3Packet Page 115
Attachment 3Packet Page 116
Attachment 3Packet Page 117
Attachment 3Packet Page 118
Attachment 3Packet Page 119
Attachment 3Packet Page 120
Attachment 3Packet Page 121
Attachment 3Packet Page 122
EVSTATIONAMBULATORY
CLEANAIRVEHICLECLEAN
AIR
VEHICLE
CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE:
WESTMONT ASSISTED LIVING
PRELIMINARY GRADING PLAN
SHEET TITLE:C-1WSHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONAttachment 3Packet Page 123
CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE:
WESTMONT ASSISTED LIVING
PRELIMINARY GRADING PLAN/ SECTIONS AND DETAILS
SHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONC-2WAttachment 3Packet Page 124
BROAD STREETTANK FARM ROADLOADING ONLY / NO PARKING2A2C2
B
2
D··Attachment 3Packet Page 125
Attachment 3Packet Page 126
NWC TANK FARM & BROAD STREET
SAN LUIS OBISPO, CA
CONSTRUCTION PHASING PLAN
12/18/18
8
SCALE: 1”=30’
WESTMONT
SENIOR LIVING
BUILDING 1
BUILDING 2
BUILDING 3
BUILDING 4
BUILDING 5
BUILDING 6
PHASE 2A PHASE 3A & 3B PHASE 1PHASE 1BROAD STREETTANK FARM ROAD
PHASE 2B
CONSTRUCTION PHASING PLAN
PHASE 1: MASS GRADING OF 10 ACRES
• INCLUDES CREEK CROSSING FOR INDUSTRIAL WAY ROAD EXTENSION
• EXCLUDES GRADING IN WETLAND AREA ON NORTH-EAST CORNER OF
THE RETAIL SITE
PHASE 2A: WESTMONT SITEWORK
PHASE 2B: PIP’S REQUIRED FOR WESTMONT TO OPERATE
• TANK FARM ROAD WIDENING IN FRONT OF WESTMONT
• FRONTAGE IMPROVEMENTS (SIDEWALK & LANDSCAPE) ALONG
WESTMONT PARCEL ON TANK FARM ROAD
• INDUSTRIAL WAY CONNECTION (SESLOC ROAD CREEK CROSSING) &
TRAFFIC SIGNAL MODIFICATIONS ON TANK FARM ROAD
• WOONERF
• LANDSCAPE WETLAND MITIGATION AREA ON WESTMONT PARCEL
PHASE 3A: RETAIL SITEWORK
• INCLUDES GRADING IN WETLANDS AT NORTH EAST CORNER OF PARCEL
PHASE 3B: PIP’S
• BROAD STREET DRIVEWAY REMOVAL AT SESLOC
• FRONTAGE IMPROVEMENT (SIDEWALK & LANDSCAPE) ON BROAD STREET
FRONTAGE AND TANK FARM RETAIL
• ROAD WIDENING ON BROAD STREET & TANK FARM ROAD ALONG RETAIL
FRONTAGE
Attachment 3
Packet Page 127
Meeting Date: June 13, 2018
Item Number: 1
2sz
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.
Attachment 4
Packet Page 128
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
Attachment 4
Packet Page 129
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)
Attachment 4
Packet Page 130
CityofSanLuisObispo, CouncilAgenda, City Hall, 990PalmStreet, SanLuisObispo
Minutes
Planning Commission
Regular Meeting
Wednesday, June 13, 2018
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, June 13, 2018 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San
Luis Obispo, California, by Chair Fowler.
ROLL CALL
Present : Commissioners Hemalata Dandekar, Robert Jorgensen, John McKenzie,
Nicholas Ostebur, Vice-Chair Charles Stevenson, and Chair John Fowler.
Absent: None
Staff : Community Development Director Michael Codron, Community Development
Deputy Director Davidson, Assistant City Attorney Jon Ansolabehere,
Recording Secretary Summer Aburashed.
Pledge of Allegiance
Chair Fowler led the Pledge of Allegiance.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
CONSENT AGENDA – CONSIDERATION OF MINUTES
1.Approval of the minutes of the April 11, April 25, May 9, and May 23, 2018 Planning
Commission meeting.
ACTION: MOTION BY COMMISSIONER JORGENSEN, SECOND BY
COMMISSIONER OSTERBUR, CARRIED 7-0-0 to approve the minutes of April 11, 2018.
ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY
COMMISSIONER MC KENZIE, CARRIED 7-0-0 to approve the minutes of April 25, 2018, with
a correction to show that Commissioner Dandekar arrived at 6:30 P.M.
Attachment 4
Packet Page 131
Planning Commission Meeting Minutes
June 13, 2018
Page 2 of 5
ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY
COMMISSIONER MC KENZIE, CARRIED 7-0-0 to approve the minutes of May 9, 2018.
ACTION: MOTION BY COMMISSIONER MC KENZIE, SECOND BY COMMISSIONER
OSTERBUR, CARRIED 7-0-0 to approve the minutes of May 23, 2018.
PUBLIC HEARINGS
2.3985 Broad St. and 660 Tank Farm. Conceptual policy review of two proposed projects on
a site designated in the General Plan Land Use Element as the Broad Street and Tank Farm
Road Site Special Focus area. The proposed projects include a retail shopping center with
49,000 square feet (NKT Development), and assisted living facility of 133,655 square feet with
111 assisted living suites and 28 memory care studio units. Case #: SPEC-1482-2018; C/OS-
SP and C-C-SF zone; NKT Development, and Westmont Development, applicants.
Chair Fowler, Vice Chair Stevenson and Commissioner McKenzie indicated that they had ex-parte
communication with the applicant and/or the applicant’s representative.
Senior Planner, Brian Leveille, presented the staff report and responded to Commission inquiries.
Applicant Representative, Carol Florence, provided background on the project, discussed
surrounding uses, and provided an update on Airport Land Use Commission review.
Applicant, Nick Tompkins, discussed his experience in commercial development and how this
project could relate to surrounding uses such as Mind Body.
Public Comments
Kathy Borland
James Lopes
Chair Fowler closed the public hearing.
The following Commission comments were made by the Commission:
Commissioner Stevenson noted the assisted living use is badly needed in our community and that
independent living apartments as part of this project would help make the connection with mixed
use and the residential component should be more integrated with the commercial use.
Commissioner Dandekar noted she was a member of the LUCE task force and that her recollection
of the intended use of the site was an energized node that would cater to young people that work
in this area.
Commissioner Ostebur agreed with Commissioner Dandekar’s comments noting that housing
should be a main objective.
Attachment 4
Packet Page 132
Planning Commission Meeting Minutes
June 13, 2018
Page 3 of 5
Commissioner Wulkan stated he thought the project looked like two separate projects. He stated
that although the assisted living use is needed, the intent for mixed use is for housing and jobs to
be in proximity and the proposal is not consistent with mixed-use intent. He also noted concerns
with compatibility in terms of design of the commercial loading areas being near the windows of
the assisted living facility.
Commissioner McKenzie supported the idea of a stronger independent living component with
better connectivity and noted that if workforce housing could be approved by the ALUC it is well
suited for the area. He echoed comments on compatibility and concerns with circulation and traffic.
Commissioner Jorgensen stated concerns with the commercial loading zone’s proximity to the
assisted living facility. He noted this corner will be useful for commercial development with all of
the pending housing to be constructed in the area. He stated a desire to bring pedestrians into the
area with a larger plaza for restaurant uses and said he did not see the synergy between the assisted
living use and the retail center and there should be more space for pedestrians.
Commissioner Stevenson stated going higher would allow for more density if allowed by the
ALUC and residential should be shifted farther north away from Tank Farm Road.
Commissioner Dandekar stated that this is a major corridor and the corner could be more of a
statement to make the corner more urban and function as a gateway.
Vice Chair Stevenson again noted the community strongly needs the assisted living use and
memory care facilities and that he is OK with the uses if there is more independent living and that
he supports Commissioner Jorgensen’s comments that there should be more plazas and the existing
plaza is somewhat auto dominated. He stated the mix of uses could work with independent living
included and better incorporation into the site plan.
Chair Fowler stated there may be too much parking for the assisted living facility and that with
height it may be possible to get residential in the commercial component. He stated there is some
opportunity for the uses to work as noted by Commissioner Stevenson and asked Community
Development Director, Michael Codron if there was adequate direction from the Commission.
Michael Codron discussed the Special Focus Area policy for the area regarding the mix of uses on
the site and that it would be helpful in the future to provide more information on some of the
existing and pending projects in the area. Michael Codron summed up his understanding of the
Commission’s feedback noting he did not hear strong direction that the corner commercial
component absolutely had to include residential and that the proposed mix of uses could be
appropriate but that the two uses need to communicate and that the retail component needs to be
able to add to the vitality of the area.
Commissioner Stevenson stated there needs to be a better connection between uses and that with
this project it needs an independent living apartments component.
Attachment 4
Packet Page 133
Planning Commission Meeting Minutes
June 13, 2018
Page 4 of 5
Commissioner Dandekar stated there should still be opportunity to keep the assisted living facility
but still accommodate residences on upper floors in the retail component.
Commissioner Stevenson summarized that he didn’t think the Commission was commenting the
uses were the issue, but the site plan needs revisions.
RECESS:
The Commission recessed at 7:25 p.m. and reconvened at 7:30 p.m. with all Commissioners
present.
BUSINESS ITEMS
3.Zoning Regulations Update. Review of the Draft Zoning Regulations Update focused on
implementing the policies and programs of the Land Use and Circulation Elements (LUCE).
The update also incorporates best practices, addresses deficiencies identified by staff in
working with the document daily, and reformats the document; Negative Declaration of
Environmental Impact under CEQA; Case #: GENP-0327-2017; City-wide; City of San
Luis Obispo, applicant.
Deputy Director Doug Davidson, and Associate Planner Kyle Bell presented the staff report and
responded to Commission inquiries.
Chair Fowler opened the public hearing.
Public Comments
Kathy Borland
Bob Lucas
Emily Ewer
Stephen Peck
Dave Juhnke
Tom Swem
Jim Duffy
James Lopes Save Our Downtown
Charlene Rosales, San Luis Obispo Chamber of Commerce
Sarah Flickinger
Sandra Rowley
Russell Brown
Devin Gallagher
Chair Fowler closed the public hearing.
RECESS:
The Commission recessed at 8:54 p.m. and reconvened at 9:03 p.m. with all Commissioners
present.
The following comments were provided:
Attachment 4
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Planning Commission Meeting Minutes
June 13, 2018
Page 5 of 5
Article 1:
No changes.
Article 5:
Page 416 –17.92.040 A.– change 50% to 75% or more
Article 7:
Change references to City’s CEQA Guidelines to State’s CEQA Guidelines
Article 8
No changes.
Motion by Commissioner McKenzie, Second by Vice Chair Stevenson to continue the item to the
June 14 Adjourned meeting. Motion carried on a voice vote of 7-0-0.
COMMENT AND DISCUSSION
4. Agenda Forecast – No report provided.
ADJOURNMENT
The meeting was adjourned at 9:30 p.m. The next Adjourned Regular meeting of the Planning
Commission is scheduled for Thursday, June 14, 2018 at 6:00 p.m., in the Council Chamber, 990
Palm Street, San Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: 07/11/2018
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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
Attachment 5
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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
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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
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, October 15, 2018
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
October 15, 2018 at 5:01 p.m. in the Council Hearing Room, located at 990 Palm Street, San
Luis Obispo, California, by Vice-Chair Amy Nemcik
ROLL CALL
Present: Commissioners Richard Beller, Brian Rolph (5:04), Angela Soll, Christie Withers, and
Vice-Chair Amy Nemcik
Absent: Commissioner Micah Smith and Chair Allen Root
Staff: Deputy Director Doug Davidson, Senior Planner Shawna Scott, Consulting Planner
Dave Watson, and Recording Secretary Summer Aburashed. Other staff members
presented reports or responded to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of
August 27, 2018, September 17, 2018, and September 27, 2018 :
ACTION: UPON MOTION BY COMMISSIONER WITHERS, SECONDED BY
COMMISSIONER SOLL, CARRIED 4-0-3 (COMMISSIONERS ROLPH, SMITH, AND
CHAIR ROOT ABSENT), to approve the Minutes of the Regular Architectural Review
Commission Meeting of August 27, 2018, as presented.
ACTION: UPON MOTION BY COMMISSIONER SOLL, SECONDED BY
COMMISSIONER BELLER CARRIED 4-0-3 (COMMISSIONERS ROLPH, SMITH, AND
CHAIR ROOT ABSENT) to approve the Minutes, of the Regular Architectural Review
Commission Meeting of September 17, 2018, as amended.
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Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 2
Item #2 action votes should be amended to 6-0-1 from 6-1-0 as Vice-Chair Nemcik was
absent at the 9/17/18 meeting.
ACTION: UPON MOTION BY COMMISSIONER SOLL, SECONDED BY
COMMISSIONER BELLER, CARRIED 4-0-3, (COMMISSIONERS ROLPH, SMITH,
AND CHAIR ROOT ABSENT) to approve the Minutes of the Special Architectural Review
Commission Meeting of September 27, 2018, as presented.
PUBLIC HEARINGS
2. 3895 Broad Street and 660 Tank Farm Road. Review of a mixed-use development project
with approximately 45,000 square feet of retail space and assisted living facility with 111
assisted living suites and 28 memory care studio units; Case #: ARCH-1486-2018, C/OS-
SP, BP-SP, and C-C-SF zones; NKT Development LLC and Westmont Development,
applicants.
Applicant Representatives, Principal Planner Carol Florence, Associate Planner Emily Ewer,
Architects Aaron Clark, and Ken McKently provided a PowerPoint presentation and
responded to Commissioner inquiries.
Project Manager, Dave Watson presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
James Lopes
End of Public Comment--
ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER
WITHERS, MOTION FAILED 1-4-2 (COMMISSIONERS BELLER, SOLL, WITHERS,
AND VICE CHAIR NEMCIK VOTED NO, AND COMMISSIONER SMITH AND CHAIR
ROOT ABSENT) to significantly redesign the project to be more pedestrian friendly,
including clustered buildings and paseos, and bring material boards back to ARC to review.
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
VICE CHAIR NEMCIK, CARRIED 5-0-2 (COMMISSIONER SMITH AND CHAIR
ROOT ABSENT) to recommend to the Planning Commission that the project is consistent
with Community Design Guidelines and Airport Area Specific Plan guidelines with
significant recommended direction provided by the ARC as listed below:
Community Connectivity and Site Design
Submittal plans should include a sidewalk for pedestrians walking between Westmont
and the shopping center, include internal sidewalks/paths of travel from street
frontages to the grocery, and distinguish pedestrian walkway materials from
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Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 3
surroundings to encourage community connectivity and development density as a
single item.
Provide internal paseo or plaza.
Create an internal street across north access with a sidewalk and shaded trees,
between Buildings 1 and 5, close to the entrance.
Include/add sidewalk along woonerf street, and address conflict between truck
loading and pedestrians, consider moving the designated truck loading area to the
north, to avoid conflict with the senior housing.
Show bicycle parking and electronic vehicle (EV) stations dispersed over sites.
Increase setbacks along Tank Farm Road.
Make sidewalk along Tank Farm Road more pedestrian friendly (curvilinear, vertical
elevation). Create as much landscaping as possible surrounding building 4, as it’s a
busy corner and elevating the sidewalk near Tank Farm is necessary.
Suggest creating a walkway along the wetlands/creek edge, a sidewalk between the
two projects, and more landscap ing between buildings 2 and 3.
Provide more variety in street trees along frontage.
Architectural Design
There is inconsistency with truncated hips, consider making them full hips, to clean
up the architectural language. Remove tack-on trellis on second floor, consider
having true trellis/arbor on ground floor with ample ground floor growing areas and
soil to support vegetation growth on trellis/arbor, to help with sun protection on south
exposure. Consider something robust, a solid shading structure, and consider vertical
fins.
Create canopies and arcades in commercial space to create visual links.
Add shading structures on elevations to provide passive solar benefit.
Show neutral, restrained color pallets, no white stucco or mustard colors.
Address billboard architecture by revisiting building elevations and signage; define
true sign program based on available sign areas.
Consider toning down the step backs to make it more human scale architecture;
review setbacks of upper floors per Guidelines (over 14 feet, step back upper floor).
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Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 4
Address the “angled” building at the corner versus keeping with the straight street
edges.
Simplify and tone down the architecture, particularly the elements of the smaller
buildings.
Recess: Commission recessed at 7:02 p.m., returning at 7:06 p.m. with all commissioners
present.
3. 3825 South Higuera Street. Review of a 30-unit live/work project consisting of façade
improvements to the existing Tribune offices to remain adjacent to South Higuera Street,
demolition and redevelopment of the eastern portion of the Tribune production building,
including the construction of three new buildings totaling approximately 50,000 square feet
including the northern shell along Hind Lane to remain), reconstruction and expansion of the
existing parking lot to provide a total of 226 parking spaces (including 117 existing parking
spaces to remain), removal of 36 trees and the planting of 67 new trees and associated
landscaping, and consideration of consistency with the adopted Mitigated Negative
Declaration of Environmental Review (EID-1820-2018); Case #: ARCH-0932-2017, M-SP
zone; Taylor Judkins, applicant.
Senior Planner Shawna Scott presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Joel Snyder, Ten Over Studio provided a presentation with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER SOLL, SECOND BY COMMISSIONER
ROLPH, CARRIED 5-0-2 (COMMISSIONER SMITH, AND CHAIR ROOT ABSENT) to
adopt Resolution No. ARC-1018-2018 entitled:
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY
OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE DESIGN OF A NEW
LIVE/WORK PROJECT, REMOVAL OF 36 TREES, WITH A DETERMINATION THAT
THE PROJECT IS CONSISTENT WITH THE ADOPTED MITIGATED NEGATIVE
DECLARATION FOR THE OVERALL PROJECT, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED OCTOBER 15, 2018 (3825 SOUTH HIGUERA,
ARCH-0932-2017) with the following suggestions provided:
Use a metal siding that better complements the masonry.
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Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 5
Recommend keeping the Tribune office building close to its current appearance, with a
cleanup needed. Consider removal of wood panels on Tribune office building.
Recommendation to the applicant to add public art on property.
4. 1251 Calle Joaquin. Architectural review of a sign program for the new BMW of San Luis
Obispo auto dealership, including a request to allow a sign that will be approximately 34 feet
above the adjacent grade where 25 feet above grade is normally allowed. This project is
categorically exempt from environmental review; Case #: ARCH-1760-2018, C-T-SF zone;
Richard A. Rice, applicant.
Deputy Director Doug Davidson presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Rick Rice with R&R Signs responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY VICE CHAIR
NEMCIK, CARRIED 5-0-2 (COMMISSIONER SMITH, AND CHAIR ROOT ABSENT) to
adopt Resolution ARC-1019-2018 entitled:
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A SIGN PROGRAM FOR THE BMW OF SAN LUIS
OBISPO AUTOMOBILE DEALERSHIP WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED OCTOBER 15, 2018 ( 1251 CALLE JOAQUIN ARCH-1760-
2018), as presented.
COMMENT AND DISCUSSION
Staff Updates-
a. 2019-21 Financial Plan Advisory Body Goal Setting
Deputy Director Davidson explained the financial plan and the ARC’s role in the Goal
setting process.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY
COMMISSIONER SOLL, CARRIED 5-0-2 (COMMISSIONER SMITH, AND CHAIR
ROOT ABSENT) to update the Community Design Guidelines (CDG) as the one
recommended goal of the ARC for the 2019-21 Financial Plan.
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Minutes – Architectural Review Commission Meeting of October 15, 2018 Page 6
b. Selection of a subcommittee to review the resubmitted plans for the Hotel at the
Creamery (1027 Nipomo) in conjunction with a subcommittee of the Cultural
Heritage Committee
Deputy Director Davidson explained the process of selecting a subcommittee to review
the resubmitted plans for the Hotel at the Creamery. By consensus, the Commission
recommended COMMISSIONER WITHERS as a subcommittee member, along with
CHAIR ROOT. COMMISSIONER BELLER will be an alternate if CHAIR ROOT or
COMMISSIONER WITHERS are unavailable.
c. Agenda Forecast
Deputy Director Davidson provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 8:09 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, November 5, 2018 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 12/03/2018
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3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oasisassoc.com
CP 0184 15 ● RL A 224 8 ● CLAR B 907
Post-ARC Project Updates
Submitted to the City of San Luis Obispo
NWC of BROAD STREET & TANK FARM ROAD
SPEC-1482-2018 (+)
20 December 2018
REFERENCES
1.NWC Vesting Tentative Tract Map #3115/ Notes from ARC Review 10-15-2018, Watson
Planning Consultants, 17 October 2018
2.Hearing Minutes for the Regular Meeting of the Architectural Review Commission, October
15, 2018
3.Revised and consolidated project plans; “NWC Broad Street at Tank Farm Road” 18 December
2018
Since the initial March 20, 2018 application and submittal, the Northwest Corner of Broad Street and
Tank Farm Road Mixed Use Project has experienced various revisions and iterations in response to staff
comments and various City decision-making and advisory direction.
Below is a synopsis of the design revisions completed in response to the October 15 Architectural
Review Commission’s (ARC) recommendation of approval for the project with specific design
direction. Not outlined in this synopsis are all of the design changes completed prior to the ARC hearing,
however some of the more relevant changes are noted.
Since the project is still “in process”, the applicant has focused on updating the architectural site plans
and details. The civil engineering plans have not been updated to reflect some of the newest
configuration revisions and adjustments. The adjustments do not materially change the site’s grading,
utilities, or other site engineering elements therefore, the Architectural Site Plans takes precedence if
there are any differences between the architectural and civil site plan configurations.
Design Modifications
Westmont Living
1.Loading area and trash enclosure have been relocated to create a patio area adjacent to the Woonerf
and a designated pedestrian crossing to the shopping center.
2.The back of house area, located on the first floor, has been reconfigured to better access the loading
area.
3.Front parking area has been slightly reconfigured to create a patio area and two (2) additional
parking spaces, such that the total parking provided now stands at 72 spaces.
4.Building colors and materials have been are updated. (See response to comment below.)
Shopping Center
1.Additional and enhanced internal pedestrian pathways have been incorporated: east-west path
between Buildings 1 and 5, and a north-south path between buildings 4 and 5. Trellis elements have
been judiciously added to these enhanced pedestrian crossings. (See response to comments below.)
Three (3) vehicle parking spaces were removed to accommodate the pedestrian enhancements, the
total parking provided now stands at 214 spaces.
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OASIS ASSOCIATES, INC.
20 December 2018
NWC B@TF; Post-ARC Updates– SPEC 1482-2018
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CP 0184 15 ● RL A 224 8 ● CLAR B 907
2. Tenant signage is now located on the canopy ledge vs. the building wall(s).
3. Building 6 has been reconfigured and shifted to provide additional plaza area along the west and
south frontages. The north storefront glazing has been removed and replaced with trellis to maintain
four-sided architecture, while providing an interior back of house area for tenants and better
establishing public entry points. There is no change building square footage.
4. An additional pedestrian access to the project has been added along the Broad Street frontage.
Circulation & Public Improvements
1. The internal drive aisle between the Westmont facility and shopping center is designed in a
woonerf style; this design was reviewed by the ARC. Renderings of the woonerf design are
included in the updated project plans.
2. A phasing plan has been provided to show the proposed scope of public improvements associated
with the various components of the project.
Several of the ARC directional items were specific to either the Shopping Center or Westmont Living
component, however these references are not explicitly included in the meeting minutes. The
applicable component is noted after the item to provide context to the comment.
NWC = Shopping Center WL = Westmont Living NWC/WL = Sitewide or Circulation
ARC Direction Item Applicant’s Response
1. View pedestrian and bicycle connections
“holistically”, taking into consideration
community connectivity. (NWC/WL)
Additional pedestrian connections have been
added to the site design, see response
comments below for more details.
2.Show bike parking and EV stations dispersed
over sites. (NWC/WL)
Bike parking is distributed throughout the
site, near building entrances. EV stations are
also located at various location in the parking
areas and identified on A-010 and A1.1.
3.Add pedestrian walk along western
wetland/creek edge. (NWC/WL)
See SP-1 for proposed decomposed granite
pathway along creek edge.
4.Internal paseo or plaza. (NWC) Additional pedestrian connections have been
added. (See SP-1) Trellises where appropriate
and feasible have been added along the
connection paths (See TR-01 for design
detail.)
5.Include internal sidewalks-paths of travel from
street frontages to Grocery. (NWC)
6.Distinguish pedestrian walkway materials from
surroundings. (NWC/WL)
7.Include/add sidewalk along woonerf street –
address conflict between truck loading and peds.
(NWC/WL)
A function of the woonerf design is to “share
the road” and blur the hard delineations
between various transportation modes. The
delineated pedestrian crossings to the north
and south of Building 1 provide access to the
westerly sidewalk and the option of sidewalk
travel for pedestrians.
8.Make sidewalk along Tank Farm Rd more
pedestrian friendly (curvilinear, vertical elev).
(NWC/WL)
The 6 foot sidewalk along Tank Farm Road
includes a 5 foot landscaped parkway,
combined with the 15 (or more) feet of
landscaped area on the project, the
pedestrians will enjoy a “universal design”
sidewalk with dappled sunlight thanks to
street trees on both sides. The sidewalk is
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also buffered from the road and consistent
the City’s and Airport Area Specific Plan’s
design standards. See Sidewalk Section on
SP-1.
9.Increase setbacks along Tank Farm Rd. (NWC) Setbacks are consistent with the Airport Area
Specific standards which are 15-feet greater
than that required by the underlaying zoning.
10. Expand Tank Farm Rd landscaping to more
closely mirror the Retail Center landscaping.
(WL)
Street front landscape areas are of similar
size and design for the length of Tank Farm
Road. See SP-1, L1 (Westmont) for landscape
information,
11. More variety in street trees along frontage.
(NWC/WL)
Street tree variety will continue to be
consistent with City street tree standards
12. Avoid truncated hip roofs. (WL) Roof hips have been updated to reflect four-
sided full hip roofs (See Renderings 1 to 9)
13. Remove tack on trellis on 2nd floor –
incorporate true trellis/arbor on ground floor
with ample ground floor growing areas to
support vine growth on trellis/arbor. (WL)
Trellis have been removed from the design
and have been replaced with metal awnings.
See A5.1 for perspective rendering and See
A6.3 for awning detail.
14. Consider use of canopies/arcades to tie
buildings together. (NWC)
The shopping center buildings are designed
with entry awnings with a consistent design
aesthetic. Trellised sections of walkways
provide connection between the buildings.
Outdoor patio spaces have remained open for
flexibility of use and configuration by
tenants.
15. Add shading structures on elevations – passive
solar benefit. (WL)
See response to comment 13.
16. Neutral – restrained color pallets – no white
stucco or mustard colors. (WL)
Building color palette has been updated to a
restrained selection of terra, wood, and taupe
browns.
17. Address “billboard” architecture by revisiting
bldg. elevations and signage. (NWC)
Building faces no longer have any “billboard”
function as all tenant signage is proposed as
ledge signs on the metal canopies. The
building elevations and vertical articulation
are maintained to provide visual interest,
highlight building entry points, and design
character.
18. Define true sign program based on available
sign areas. (NWC/WL)
The project’s ledge signs for tenants complies
with the City-wide sign regulations. The other
monument signs (one for Westmont Living
and one for the Shopping Center were
included in the ARC reviewed designs.
19. Review setbacks of upper floors per
Guidelines (over 14’ – step back upper floor).
(NWC)
Our understanding is that this comment was
made in reference to Building 1
(anchor/grocer) of the shopping center. The
section of the guidelines is provided here for
reference:
Community Design Guideline 3.2.D.4
“Vertical wall articulation. The height of
building walls facing streets or on-site
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CP 0184 15 ● RL A 224 8 ● CLAR B 907
pedestrian areas should be varied so that the
vertical mass is divided into distinct, human-
scaled elements. See Figure 3-16.
a. Except on a pedestrian-oriented public
street where buildings are at the back of the
sidewalk, structures over 20 feet in height
(typical for structures of two stories or more)
should step-back the building mass at least
five feet for the portions of the structure above
14 feet (or the height where an actual second
story begins) to provide visual variation.”
Building 1 is a single-story structure with a
roof height of ±19 feet in height. This building
does not have a second story to accommodate
a setback. The parapet and roof heights
range from 22 to 34 feet. This style and
design are consistent, appropriate, and
typical for a well-designed and articulated
retail anchor building.
20. The “angled” building at the corner v. keeping
with the straight street edges. (NWC)
Community Design Guideline 3.1.C.2.b:
“Buildings may be angled to create interesting
juxtapositions if there is a clear and desirable
design goal to be achieved.”
The angle of the corner building responds to
a number of site design factors. The building
responds to an existing easement on the
corner while providing the greatest extent of
street presence possible as an anchor of the
corner. The soft angle of the building
orientation does not appear catawampus in
street view, yet the angle helps activate the
street corner by providing direct pedestrian
access into the center with street view of patio
areas and connections to other buildings.
21. Toning down and simplifying the architecture,
particularly the smaller buildings. (NWC)
Building architecture has been maintained to
provide vertical and horizontal articulation
and human-scale detailing. The center’s
overall design aesthetic provides a sense of
consistency but with individual designs for
each building.
End of Applicant’s Response
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