HomeMy WebLinkAbout05-07-2019 Item 15 - 3985 Broad - 660 Tank Farm
Department Name: Community Development
Cost Center: 4003
For Agenda of: May 7, 2019
Placement: Public Hearing
Estimated Time: 60 minutes
FROM: Michael Codron, Community Development Director
Prepared By: Brian Leveille, Senior Planner
SUBJECT: PUBLIC HEARING TO CONSIDER: 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
MITIGATED NEGATIVED DECLARATION ENVIRONMENTAL
DETERMINATION.
RECOMMENDATION
As recommended by the Planning Commission, take the following actions:
1. Adopt a Resolution (Attachment A) adopting the final Initial Study-Mitigated Negative
Declaration (IS-MND) and approve the General Plan Amendment, Vesting Tentative Tract
Map, creek setback exception, and architectural design review; and,
2. Introduce an Ordinance (Attachment B) changing the Zoning and Specific Plan designation
of 660 Tank Farm Road from Business Park (BP-SP) to Community-Commercial with the
Specific Plan and Special Focus overlay (C-S-SP-SF) to be consistent with the General Plan
as amended, and changing the Specific Plan designation for the property at 3985 Broad Street
to Community-Commercial with Specific Plan and Special Focus Overlay to be consistent
with the existing General Plan and Zoning.
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SITE DATA
1 Applicant NKT Development LLC
Westmont Development LP
2 Representative Carol Florence, Oasis Associates
3 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)
4 General Plan Community Commercial with Special
Focus Overlay (C-C-SF)
Conservation Open Space (C/OS-SP)
5 Site Area 10.7 acres
6 Environmental Status An initial study of environmental
impact has been prepared with a
recommendation for a Mitigated
Negative Declaration.
REPORT-IN-BRIEF
The applicant has proposed an assisted living facility with 139 units and a commercial retail
center with 49,000 square feet of commercial space. The project site is approximately 10 acres
and located at the northwest corner of Broad Street and Tank Farm Road in the Airport Area
Specific Plan (AASP). The majority of the site was rezoned to have a Special Focus Overlay
when the 2014 Land Use and Circulation Element (LUCE) was adopted. The Special Focus
Overlay for the site includes general policy direction that the site will be used as a mixed-use
site, provide a strong commercial presence, include appropriate buffers for creek protection, and
pay attention to connectivity, safety and comfort of bicycle and pedestrian circulation.1
Following the applicant’s initial submittal, staff determined early feedback and policy direction
should be received by the Planning Commission. The purpose of the review was to receive early
input on the overall proposed mix of uses and site design in terms of the General Plan Objectives
for the site to guide continued planning efforts on the proposal. At the meeting of June 13, 2018,
the Planning Commission provided input that focused primarily developing improved integration
of the commercial center and assisted living facility and exploration of more independent living
options in the assisted living facility to support the intended integration and mixed use
functioning of the site to be consistent with policies for the site.
In response to Planning Commission feedback and direction from the Architectural Review
Commission (Attachment C, applicant narrative and meeting minutes), the project was revised to
include features which enhanced the connectivity of the project components, added additional
pedestrian connection and circulation around the site, and modified architectural design
components. On April 10, 2019, the Planning Commission reviewed the revised project and
considered all of the project entitlement components including the General Plan Amendments,
1 General Plan Land Use Element Policy 8.13 Broad Street at Tank Farm Road Site
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Rezone, Specific Plan Amendments, Subdivision, Creek Setback Exception, Architectural
review, and associated environmental review Initial Study-Mitigated Negative Declaration (IS-
MND). The Planning Commission unanimously voted to recommend the City Council grant final
approval of the project (Attachment D, PC Resolution) and all associated entitlements and adopt
the associated IS-MND.
DISCUSSION
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.
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 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
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The prospective owner and operator of the assisted living component of the project, 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 under 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 bathing
assistance, transportation or mobility 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 a majority of the Westmont assisted living project (Figure 2, below),
followed by the retail portion of the project and completion of the remainder of the assisted
living project.
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. As a commercial use, the project is required to pay in lieu affordable housing fees;2
2 As a commercial use, the applicant has opted to meet the Affordable Housing agreement via payment of in-lieu
fees per 17.38.040.A. The fee is 5% of building valuation of the total value of all construction work for which a
Figure 2. Project Phasing
Plan
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4. Phase 1 of the assisted living (Phase 1 of overall project) = 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;
5. Phase 2 of the assisted living (Phase 3 of overall project) = 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;
6. Assisted living amenities at the site are proposed to include full meal services, entertainment
and exercise rooms, movie theater and beauty-barber services;
7. 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;
8. 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;
9. Assisted living parking is proposed at 70 parking spaces dedicated to residents and staff;
10. The commercial site is proposed to be developed in one phase (Phase 2), with construction of
each of the six (6) proposed businesses at varying timeframes based on project demand;
11. Commercial center site improvements include 214 vehicle parking spaces, 11 motorcycle
spaces, 16 bicycle racks and 16 bike lockers to serve the proposed uses;
12. 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
d. Lot 5 Restaurant 0.66 ac / 28,920 sq ft Bldg = 4,982 sq ft Parking = 34
e. Lot 6 Retail-Rest. 1.20 ac / 52,196 sq ft Bldg = 6,240 sq ft Parking = 34
f. Lot 7 Grocer 1.76 ac / 76,499 sq ft Bldg = 21,981 sq ft Parking = 81
5.28 ac / 230,355 sq ft Bldg = 49,269 sq ft Total = 217
13. Demolition of the existing single-family residence on Tank Farm Road;
14. 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),
15. 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);
16. Design Exception for Tank Farm Road frontage improvements to allow 11-foot vs. 12-foot
wide travel lanes; and
17. 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
permit would be issued, as determined by the Chief Building Official.
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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.
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 materials
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.
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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 non-native species and planting of native plans in the northwest corner
of the site and creek setback areas along Orcutt Creek (Figure 3).
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 B, Exhibit A). The proposed
text amendments to the AASP to incorporate the proposed project into the Specific Plan an d to
reflect the Special Focus Area are appended to Attachment B as Exhibit B.
Figure 3.
Wetland Replacement and Riparian Enhancement Areas
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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.
Figure 4. General Plan, rezone, and Specific Plan Amendment Exhibit
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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.
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.
Figure 5. Northwest Corner site plan
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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.
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 three 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 applicant’s 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.
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:
1. Special Focus Area #12
2. Neighborhood Connections
3. Mixed-Use Developments and Convenience
4. Neighborhood Compatibility
5. Airport Area Standards
1. 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
project’s 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
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Commission feedback (Applicant narrative and ARC response, Attachments C & E).
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.
2. 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. As discussed above, the adjacent Agera Grove mixed-use project would have
access into the site via the bridge crossing Orcutt creek.
3. 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. 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.
5. 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.
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Overall goals of the Specific Plan include:
a. 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.
b. 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.
c. Expand the use of bicycles and pedestrians within the Plan Area as an alternative to
increasing vehicular trips.
d. 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.
San Luis Obispo County Airport Land Use Plan Consistency - On August 15, 2018 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 ALUC’s
finding of consistency (Attachment F) and recommended conditions are incorporated into the
draft resolution recommending Council approval of the project.
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. 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. Access into the shopping
center will be right-in/right-out and will allow for northbound left turn access into the center
from Broad Street.
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
intersection 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.
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
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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 sole
responsibility of the Agera development and is not subject to any City reimbursement or cost
sharing agreements. 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. 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.
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 contemporar y
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.
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
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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.
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 E, ARC Response) 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.
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).
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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 plantings3.
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.
3 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.
Figure 6 – Creek Setback Exception Areas Adjoining Assisted Living Facility
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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% 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.
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.
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,
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are recommended to reduce potential impacts to less than significant levels.
The Planning Commission reviewed the IS/MND and recommended modifications to two
mitigation measures, BIO-1 (nesting bird surveys) and N-1, Sound Wall and/or Special Building
Considerations South Elevation Assisted Living Facility. Modifications to mitigation measure
Bio-1 included additional language to ensure surveys are completed in close proximity to the
time of vegetation removal and include ongoing survey and worker training measures.
Modifications to mitigation measure N-1 include adding language to include analysis of noise
levels and any needed sound reduction measures for the loading dock area of the grocer anchor
building near the east elevation of the assisted living facility. The Planning Commission
modifications are shown in the IS-MND in strikethrough and underline and are incorporated into
the Council resolution. It is staff’s recommendation that Council find the revised measures to be
equal or more effective in mitigating or avoiding potential significant effects and that it in itself
the revised measures would not cause any potentially significant effect on the environment4.
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
Public Engagement
Consistent with the City’s Public Engagement and Noticing (PEN) Manual, the project was
noticed per the City’s notification requirements for Development Projects. A newspaper legal
advertisement was posted in the New Times 10 days prior to the Planning Commission meeting
for the notification of environmental determination and review of the project, respectively. A
legal advertisement was posted in the New Times 13 days prior to the City Council meeting.
Additionally, postcards were sent to both tenants and owners of properties located within 300
feet of the project site 10 days before each advisory body hearing. Public comment on the project
and the associated environmental document was provided to the advisory bodies through written
correspondence and through public testimony at each of the hearings.
CONCURRENCE
Staff comments provided during review of the proposed project are incorporated into the
presented evaluation and conditions of approval.
4 State CEQA Guidelines Section 15074.1 Substitution of Mitigation Measures in a Proposed Mitigated Negative
Declaration
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FISCAL IMPACT
Budgeted: No Budget Year: N/A
Funding Identified: No
Fiscal Analysis:
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. The new assisted living use and
commercial retail center would be expected to increase property tax and sale tax revenues for the
City while also increasing municipal service costs. An overall positive fiscal impact to the City is
anticipated. With respect to the cost of processing the application and the associated IS/MND,
these have been the responsibility of the applicant, and hence these actions do not have an impact
on City finances.
ALTERNATIVES
1. Continue consideration of the project. The Council may continue its review of the project
to a date certain hearing if additional time or information is needed to make a decision. If
additional information is needed, direction should be provided to staff so that it can be
presented at that subsequent hearing.
2. Direct changes to the project proposal. The Council may direct staff and the applicant to
make specific changes to the project. Direction on changes should be specific and preferably
within the scope of the environmental document prepared for the project. Changes beyond
the scope of the IS/MND prepared for the project would require additional environmental
review and delay the project entitlement process.
3. Deny the project. The Council may deny the project, based on findings of inconsistency
with California State Law, the City’s General Plan, Zoning Regulations, and other applicable
City regulations. This is not recommended because staff’s initial analysis indicates the
project is consistent with the City’s land use and design policies as described in the staff
report.
Attachments:
a - Draft Resolution
b - Draft Ordinance
c - Applicant Narrative and PC, ARC minutes (6-13 & 10-15-2018)
d - PC final Resolution 1002-2019
e - ARC Response
f - ALUC Consistency Findings and Conditions
h - Reading File - EID 1484-2018 Initial Study (660 Tank Farm Rd and 3985 Broad St)
g - Reading File - Project Plans
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R _______
RESOLUTION NO. ______ (2019 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
LUIS OBISPO, CALIFORNIA, APPROVING THE GENERAL PLAN
AMENDMENT, AIRPORT AREA SPECIFIC PLAN AMENDMENT,
VESTING TENTATIVE TRACT MAP 3115, CREEK SETBACK
EXCEPTION, AND ARCHITECTURAL DESIGN REVIEW TO ALLOW
THE PHASED DEVELOPMENT OF AN ASSISTED LIVING FACILITY
AND COMMERCIAL DEVELOPMENT INCLUDING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL REVIEW AS
REPRESENTED IN THE CITY COUNCIL AGENDA REPORT AND
ATTACHMENTS DATED MAY 7, 2019 (660 TANK FARM ROAD, 3985
BROAD STREET; EID-1484-2018, SPEC-1482-2018, SBVD-1483-2018,
ARCH-1486-2018)
WHEREAS, t he Planning Commission conducted a public hearing in the Council
Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 10, 2019 ,
and recommended that the City Council approve the proposed project which includes a Specific
Plan Amendment, General Plan Amendment and Rezone, Tentative Tract Map 3115, 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 (SPEC-1482-2018, SBVD-
1483-2018, ARCH-1486-2018) (“Project”); and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
on May 7, 2019 in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California,
for the purpose of considering the Project and associated entitlements; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council 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 Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. The City Council does hereby approve the proposed project
(SPEC-1482-2018, SBVD-1483-2018, ARCH-1486-2018) including a Specific Plan Amendment,
General Plan Amendment and Rezone, Vesting Tentative Tract Map 3115, 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 (hereinafter referred to collectively
as the “Project”) based on the following findings:
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General Plan Amendment and Airport Area Specific Plan Amendment Findings:
1. The proposed amendments to the General Plan, including the rezone, and Airport Area
Specific Plan (AASP) land use amendments, adopted as Ordinance No. ____ (2019 Series)
(introduced concurrently herewith), will 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.
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.
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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 Vesting Tentative Tract Map 3115 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 adopted Initial Study-Mitigated Negative Declaration (IS-MND).
5. The Project’s 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 is 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.
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.
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SECTION 2. Environmental Review. Based upon all evidence in the record before it,
including the initial study and any comments received, the City Council hereby adopts the Final
Initial Study-Mitigated Negative Declaration (IS-MND) prepared and circulated for the Project,
and adopts the following CEQA Findings in support of all entitlements related to the Project:
1. The Northwest Corner Mixed-Use Project Initial Study-Mitigated Negative Declaration
(IS-MND) was prepared and circulated for public review in accordance with the California
Environmental Quality Act (CEQA) and the State CEQA Guidelines, it reflects the lead
agency’s independent judgment and analysis, and it adequately addresses potential
environmental impacts associated with the proposed Project; and
2. There is no substantial evidence that the Project will have a significant effect on the
environment as mitigated in accordance with the measures identified in the IS-MND; and
3. In adopting the IS-MND for the Project, which is within the boundaries of a comprehensive
airport land use plan, the City Council finds and declares that the Project will not result in
safety hazard or noise problem for persons using the airport or for persons residing or
working in the project area; and
4. All potentially significant environmental effects were analyzed adequately in the
referenced IS-MND, subject to the following mitigation measures being incorporated into
the Project and subject to the mitigation monitoring program identified in the IS-MND,
which is hereby adopted:
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;
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• Diesel idling within 500 feet of sensitive receptors shall not be not permitted;1
• 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 and vegetation removal is conducted within 5 days of the survey and is done
continuously, then no further survey work shall be required. Additional surveys during
the nesting season shall be conducted as needed if there is any break in vegetation
removal, grading and/or construction lasting more than 5 days. If any active nests are
found that would be impacted by vegetation removal, grading and/or construction, then
the nest sites shall be avoided with the establishment of a non-disturbance buffer zone
around active nests as determined by a qualified biologist. Nest sites shall be avoided
and protected within the non-disturbance buffer zone until the young are no longer
reliant on the nest site for survival (have fledged) as determined by a qualified biologist.
All workers shall receive training on good housekeeping practices during construction
that will discourage nests from being established within the work area (e.g., cover stored
pipe ends, cover all equipment not being used daily, etc.). A qualified biologist shall
regularly walk the construction area to look for nest starts and review site for good
housekeeping practices. As such, avoiding disturbance or take of an active nest would
reduce potential impacts on nesting birds to a less-than-significant level.
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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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
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.
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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
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 and to the east facing the loading dock area at Building 1, 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.
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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.
• 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 City Council hereby approves the proposed Project, subject
to adoption of Ordinance No. _______ (2019 Series) and to the following conditions:
Planning Division – Community Development Department
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
2. The Project shall be developed in accordance with and subject to all mitigation measures
identified in the IS-MND for the project and subject to the mitigation monitoring and
reporting program adopted above.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
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building surfaces and other improvements. Colors and materials shall be consistent with the
final approved color and material board.
4. 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.
5. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will provide adequate
screening. A line-of-sight diagram may be required to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
6. 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.
7. 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.
8. 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.
9. Inclusionary Housing. Prior to issuance of building permits, inclusionary in-lieu fees of 5%
of building evaluation shall be paid.
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10. 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,
i. Disclosures would be provided to potential buyers and tenants regarding airport
operations.
Engineering Division – Public Works/Community Development Department
11. 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.
12. 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.
13. The final 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.
14. 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.
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15. 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.
16. 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.
17. 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
irrigation, and common areas.
18. 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.
19. 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.
20. 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.
21. Unless phased or interim improvements are approved by the City, all pertinent public and
private subdivision improvements shall be completed prior to building occupancy.
22. 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.
23. 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.
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24. 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
property 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
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.
25. 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.
26. 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.
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27. 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.
28. 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.
29. 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.
30. All mitigation measures (MM) specific to Transportation requirements shall be provided
as detailed under this Resolution to the satisfaction of the City Engineer.
31. 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).
32. 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.
33. 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.
34. 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.
35. 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.
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36. 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
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.
37. 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.
38. 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.
39. 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.
40. 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.
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
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
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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.
45. The project shall make efforts to encourage bicycle and transit users. To this end, the
project shall include the following:
• Transit – immediately south of the Broad Street ingress/egress (near buildings 5 & 6),
the planned sidewalk/landscape area along Broad Street shall be designed to easily
accommodate a bus turnout, should such demand arise in the future. Furthermore, the
applicant would not object should the transit authority determine such an improvement
was warranted.
• Bike Racks – the following additional elements shall be installed to attract the use of
bicyclists: a) bike racks shall be located as close to building entrances as is practical;
b) at each bike each location, protective rain/sun canopies shall be installed, as well as
security lighting.
Utilities Department
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46. 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.
47. 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.
48. 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.
49. 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.
50. 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.
51. The project’s commercial and residential uses shall be metered separately.
52. 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.
53. 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.
54. Water flow rates and flow velocities shall comply with the minimum requirements of the
2016 Potable Water Distribution System Operations Master Plan.
55. 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,
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and/or public improvement plans.
Code Requirements:
56. 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
program.
57. 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.
58. Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per
the requirements of the San Luis Garbage Company.
59. 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 Council Member_______________, seconded by________________, and on
the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this 7th day of May 2019.
____________________________________
Mayor Heidi Harmon
ATTEST:
_____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
______________________________________
J. Christine Dietrick
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IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
____________________________________
Teresa Purrington, City Clerk
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O ________
ORDINANCE NO. ______(2019 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN
LUIS OBISPO, CALIFORNIA, REZONING PROPERTY AT 660
TANK FARM ROAD FROM BUSINESS PARK (BP-SP) TO
COMMUNITY COMMERCIAL WITH SPECIAL FOCUS
OVERLAY (CC-SP-SF) AND AMENDING THE AIRPORT AREA
SPECIFIC PLAN ZONING FOR 660 TANK FARM ROAD AND 3985
BROAD STREET TO COMMUNITY COMMERCIAL WITH
SPECIAL FOCUS AREA (C-C-SP-SF) AND MAKING
ASSOCIATED AMENDMENTS TO THE AIRPORT AREA
SPECIFIC PLAN TO BE CONSISTENT WITH THE PROPOSED
NORTHWEST CORNER ASSISTED LIVING AND
COMMERCIAL-RETAIL PROJECT, AND WITH THE GENERAL
PLAN AS AMENDED
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, and recommended amendments to the Airport Area Specific
Plan (AASP) including a revision to the City’s Zoning Map and associated text
amendments (Exhibits A and B, attached) consistent with the Northwest Corner Project as
part of the entitlement process for the project (SPEC 1482-2018, SBDV-1483-2018, and
ARCH 1486-2018); and
WHEREAS, the City Council 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 May 7, 201 9 , for the purpose of considering final approval of the
general plan amendment, rezone , and specific plan amendments; and
WHEREAS, the City Council finds that the proposed amendments are consistent
with the project’s associated General Plan designations as amended (related to the
Northwest Corner project), the purposes of the Zoning Regulations, and other applicable
City ordinances; and
WHEREAS, the City Council adopted an Initial Study/Mitigated Negative
Declaration for the project (SCH #2019049030) that addressed impacts related to the
AASP amendments including the rezone at its public hearing of May 7, 2019; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
WHEREAS, the City Council has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
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NOW, THEREFORE, BE IT ORDAINED , by the City Council of the City
of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council hereby finds that
this action has been environmentally reviewed pursuant to the provisions of the California
Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”),
the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et
seq.) and the City's local standards. The City prepared an Initial Study/Mitigated
Negative Declaration and, based on information contained in the initial study, concluded
that there was not substantial evidence, in light of the whole record, that the project as
mitigated would have a significant impact on the environment. The City adopted the Initial
Study-Mitigated Negative Declaration on May 7, 2019, pursuant to Resolution No. ______
(2019 Series), made certain CEQA findings, and adopted a Mitigation and Monitoring
Program. A Notice of Determination was filed with the San Luis Obispo County Clerk
Recorder’s Office on May_____, 2019.
SECTION 2. Findings. Based upon all evidence, the City Council makes the
following 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;
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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.
SECTION 3 . Action. The City Council of San Luis Obispo hereby 1) approves
the rezone and land use map amendment as shown in attached “Exhibit A,” which is
consistent with the land use designations included in the General Plan as amended, and 2)
approves amendments of the text of the Airport Area Specific Plan attached hereto marked
“Exhibit B”.
SECTION 4 . Severability. If any section, subsection, sentence, clause, or phrase
of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of
any court of any competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby declares that it would have
passed this Ordinance, and each and every section, subsection, sentence, clause, or phrase
not declared invalid or unconstitutional without regard to whether any portion of the
Ordinance would be subsequently declared invalid or unconstitutional.
SECTION 5. A summary of this ordinance, together with the names of Council
members voting for and against, shall be published at least five (5) days prior to its final
passage, in The Tribune, a newspaper published and circulated in this City. This ordinance
shall go into effect at the expiration of thirty (30) days after its final passage.
INTRODUCED on the 7th day of May, 2019, AND FINALLY ADOPTED by
the Council of the City of San Luis Obispo on ____ day of _____________, 2019, on
the following vote:
AYES:
NOES:
ABSENT:
______________________________
Mayor Heidi Harmon
ATTEST:
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Teresa Purrington
City Clerk
APPROVED AS TO FORM:
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California, this ____ day of _________________, 2019.
Teresa Purrington
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Application Supplement
NWC Broad Street and Tank Farm Road Mixed-use
a shopping center & assisted living facility
3985 Broad Street & 660 Tank Farm Road, San Luis Obispo, CA
053-421-003, 053-421-004
SPEC 1482-2018, SBDV-1483-2018, EID-1484-2018, ARCH-1486-2018
April 2, 2019 1
I. INTRODUCTION & EXECUTIVE SUMMARY
Since 2005, the Business Park zoned subject properties have been included in the City’s Airport Area
Specific Plan (AASP). While the land use concepts for the AASP have always been intended to meet
multiple City goals, modifications to that vision can change over time. In that context, the Land Use and
Circulation Element, updated in December 2014, recognized the need to change the zoning on the two
subject parcels to facilitate development based upon changing market trends, while maintaining the
essential blueprint for the area’s future.
While comprehensively planned for and presented together as a mixed-use project, the two components
of the project are distinct. The project proponents, and their respective design team members, are excited
to lodge an application for a contemporary shopping center on the northwest corner of Broad Street and
Tank Farm Road and an assisted living facility, to be located west of and adjacent to the shopping center
on Tank Farm Road.
Nicholas Tompkins, the principal of NKT Development LLC, is a seasoned commercial and shopping
center developer. To his shopping center credits is the remodel of University Square, San Luis Obispo
(completed) and the Enos Ranchos development, Santa Maria (also completed). In addition, NKT has
been responsible for multiple commercial buildings in the City – the business park located on the
southwest corner of Broad Street and Tank Farm Road, the MindBody campus, and the mixed-use
project under construction on the corner of Monterey Street and Santa Rosa, to name a few.
Westmont Living, Inc./Westmont Development LP is a senior housing construction and management
company that is focused on building value for their constituents: residents, families, and team members.
Principals Michael O’Rourke, CEO and Andy Plant, President have been committed to senior housing
with a combined tenure of over four decades. They are supported in their efforts by over 700 employees,
who operate eleven (11) senior housing communities that includes 1,300 units/beds in California and
Oregon. They see their investment in San Luis Obispo to be a natural extension of their vision for
“inspired retirement living” ®
From an entitlement perspective, the above-mentioned proposals will require the following from the
City.
• Environmental Review and Determination;
• A Vesting Tentative Tract Map 3115;
• An amendment to the Airport Area Specific Plan;
• Approval of off-site Public Improvement Plans, including a minor design exception for the Tank
Farm Road right-of-way;
• and, ultimately Building Permits.
1 Previous dated iterations are 20 March 2018, and 27 April 2018, January 8, 2019
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II. PROJECT TEAM
Overall/Common Team
A. Property Owner
NKT DEVELOPMENT, LLC
c/o Nick Tompkins
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
(805)-541-9004
B. Applicant’s Agent
OASIS ASSOCIATES, INC.
c/o C.M. Florence, AICP
3427 Miguelito Court
San Luis Obispo, CA 93401
(805) 541-4509
cmf@oasisassoc.com
C. Civil Engineer
BETHEL ENGINEERING
c/o Lori Speer, PE
2624 Airpark Drive
Santa Maria, CA 93455
(805) 934-5767
lori@dbaengineers.com
D. Biologist
SAGE INSTITUTE, INC.
c/o David K. Wolff
1320 Van Beurden, Ste 202-D4
Los Osos, CA 93402
(805) 434-2804 x 102
dwolff@sageii.com
Shopping Center Team
E. Applicant
NKT DEVELOPMENT, LLC
c/o Nick Tompkins
684 Higuera Street, Suite B
San Luis Obispo, CA 93401
(805)-541-9004
F. Architect
McKENTLY MALAK
ARCHITECTS
c/o Ken McKently, AIA
35 Hugus Alley Ste 200
Pasadena, CA 91103
(626) 583-8348
ken@mckently.com
G. Landscape Architect
SMP ENVIRONMENTAL DESIGN
c/o James L. Burrows
979 Osos Street, Suite B6, San Luis
Obispo, CA 93401
(805) 439-3209
jburrows@smpinc.net
Assisted Living Center
H. Applicant
WESTMONT DEVELOPMENT, LP
c/o Michael O’Rourke
7660 Fay Avenue, Ste M
La Jolla, CA92037
(415) 317-9969
I. Architect
LENITY ARCHITECTURE
c/o Aaron Clark, AIA
3150 Kettle Court SE
Salem, OR 97301
(503) 399-1090
aaronc@lenityarchitecture.com
J. Landscape Architect
LENITY ARCHITECTURE
c/o Brian Lind
3150 Kettle Court SE
Salem, OR 97301
(503) 399-1090
brianl@lenityarchitecture.com
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III. PROJECT CONTEXT- REGULATORY AND PHYSICAL
To frame the projects within the context of the City’s regulatory and physical framework, the following
describes the regulatory “inspiration” for the projects and the surrounding zoning and land uses.
A. Land Use Element Update
The update to the General Plan – Land Use and Circulation Element (LUCE) included a number of
“special focus” areas within the City. The subject properties are included in the LUCE programs §8.13
Broad Street at Tank Farm Road Site. Specifically, the section reads,
Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10-
acre site will be used as a mixed-use site, providing for a mix of uses as described under the
Community Commercial and Office designations. The site will provide a strong commercial
presence at the intersection. Areas along the creek on the western edge of the site will be
appropriately buffered to provide creek protections. Attention to connectivity, safety and
comfort of bicycle and pedestrian circulation will be especially important in the development
of this corner.
In concert with the City, the property owner participated in the LUCE update process with the resultant
land use category change and vision for development. While part of the General Plan, the noted
modifications will now need to be embedded into the Airport Area Specific Plan (AASP)as part of this
application. A draft of the proposed AASP text amendment is provided as an attachment.
B. Surrounding Zoning/Uses
The properties, located within Airport Area Specific Plan represent a mixture of uses that speak directly
to the City’s blueprint for a forward-thinking, community driven, and economically sustainable
development, as noted by the referenced zoning/uses.
LAND USE CATEGORY EXISTING USES /TENANT
North . – Business Park (BP-SP) ............................ SESLOC Federal Credit Union
South – Business Park (BP-SP) ............................ Mindbody, Edna Valley Market & Gas Station
East – Community Commercial (C-C) .............. Marigold Shopping Center
West – Medium Density Residential (R-2-SP) ... Hidden Hills Mobilodge
Note: “SP” denotes the property is within a Specific Plan area
C. Existing Conditions
The two-parcel, 10±-acre property, contains a vacant single-family residence at 660 Tank Farm Road
(APN 053-421-004) which is to be demolished, while 3985 Broad Street (APN 053-421-003) is
currently vacant; an earlier development was demolished several years ago. The site topography is
relatively level and currently supports non-native annual grassland and ruderal habitats. There is existing
soil stockpile on the southern area, which is to be used for the site grading of the proposed development.
The site’s north and west boundaries are defined by drainage swales that flow west to the confluence
with Orcutt Creek. The existing riparian habitat is generally in poor condition and will be enhanced as
part of the project. As noted in the AASP, development in the area was intended to re-use and regenerate
both the natural and built environments. The proposed projects are clearly representative of this vision.
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IV. NARRATIVE PROJECT DESCRIPTIONS
A. Shopping Center – NKT Development LLC
The shopping center’s design team has availed themselves of the City’s regulatory framework with a
special focus on the Community Design Guidelines. Specifically, Chapter 2 that describes the general
design principles for site design and building design, and Chapter 3, §3.2 that focuses on the guidelines
for large-scale retail projects and, expressly, the City’s expectations for quality and excellence in their
design.
1. Project Description
The proposed retail shopping center, located on the northwest corner of Broad Street and Tank Farm
Road, occupies the easterly 5.28 acres of the overall project area. (The Westmont Living portion of the
project is located west of the retail component.) The approximately 49,269 square feet of commercial
building area is anchored by a 21,981 square foot grocer. Five (5) other buildings make up the remaining
27,288 square feet and will be comprised of a combination of retail shops and restaurants that include
pedestrian-oriented exterior dining areas and plazas, and related circulation.
Building # Building SF Description
1 21,981 Grocer
2 8,026 Retail
3 3,205 Retail
4 4,835 Restaurant
5 4,982 Restaurant
6 6,240 Retail/Restaurant
49,269 TOTAL SF
2. Site Plan Layout, Vehicular & Pedestrian Circulation
Multiple points of access will serve the retail center. Access from Broad Street is provided by a driveway
located along the northerly property line. This driveway will also provide access to the SESLOC
building. To avoid a proliferation of access points, the existing right-in/right-out driveway access to
SESLOC from Broad Street will be eliminated. Access from Tank Farm Road is proposed via a north-
south driveway that is shared with the Westmont Living portion of the site. This driveway will access to
provide “back of house” and loading areas for both the anchor building and Westmont Facility. The
access is designed in a woonerf 2 style to promote non-vehicle connections and encourage vehicles to
use alternative roads for “through” access.
The site plan is configured with the smaller buildings located along the street frontages to form a “street
wall” with the parking located between the perimeter buildings and the anchor grocer. The anchor
building is located in the northwest quadrant with its entry set at the southeast corner of the footprint
near the center of the site. This arrangement will enable the anchor building entry to be visible from both
street frontages and between the other structures. The remaining buildings are held tight to the setback
lines on the Broad Street and Tank Farm Road frontages.
2 Woonerf – a Dutch concept that translates to “living street” featuring human-centered design principles and
improved safety for pedestrian and cyclists.
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Paired groupings of buildings frame the main street corner, as well as the main entry at the northeast
entry drive. Pedestrian access from the public sidewalk is provided at each corner of the site and at
intermediate points, both on Broad Street and Tank Farm Road. At the “hard” corner of Tank Farm Road
and Broad Street, a pedestrian walkway leads from the intersection diagonally between Buildings Three
and Four through a dining patio. From the northeast corner at the entry drive on Broad Street, the
pedestrian access passes through a patio and between Buildings Five and Six to the interior parking area
and storefronts. Internal walkways link the retail buildings and connect to the Westmont Living project
and the SESLOC property.
3. Architecture
The building design vocabulary combines simple shed roof forms and overhangs with board and batten
siding to emulate the massing, scale and materials found in rural structures. Individual wall planes and
surfaces are articulated vertically and horizontally to provide variation dimensionally. In addition, a
mix of storefront, plaster surfaces and vertical siding are incorporated to provide variation in wall
finishes. Cantilevered awnings, canopies and trellis elements provide shade and an additional
dimensional layer to the elevations. The color selections for the project is intended to reflect the natural
color of the materials and a neutral earth tone palette.
4. Landscape Architecture
The landscape concept is designed to create a “softscape” character consistent with San Luis Obispo’s
vernacular landscape that is characterized by the natural, ornamental, and agricultural landscapes. The
City of San Luis Obispo planning documents, such as the Airport Area Specific Plan and Community
Design Guidelines informed the design to meet City goals, while creating a project specific attractive
and sustainable landscape that complements and is consistent with neighboring urban landscapes.
Plantings along streets will employ a relatively simple palette of trees, shrubs, and ground covers for
continuity with the character of the local urban landscape. New sidewalks along Broad Street and Tank
Farm Road include a 5-foot landscaped parkway. Between the new sidewalk and the proposed building
is a landscaped area ranging in size from 11- to 35-feet in width. Trees and shrubs are selected to
highlight building entries, complement building scale, and screen less interesting site features, such as
trash enclosures and utilities.
Plant material has been selected for drought-tolerance and to provide a variety of forms, leaf color and
texture, and flower color to create variety and interest throughout the year, especially where adjacent to
pedestrian pathways and gathering areas. Plant material has been located to respond environmental
factors and provide cooling of ambient temperatures, by shading outdoor gathering areas and sun-
exposed south- and west-facing building walls. Plant species are selected for compatibility with local
microclimatic conditions and to assure long-term sustainability, an attractive appearance, and to reduce
water use and maintenance needs.
Irrigation system design will adhere to the City of San Luis Obispo Water Efficient Landscape
Ordinance (WELO) by utilizing fully automatic “Smart” controllers, low-flow irrigation systems design
which separates hydrozones and incorporates flow sensors and rain shutoff capabilities. Appropriate soil
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amendments, fertilizers, and mulch will be utilized to provide root zone health and to improve the water
holding capacity of the soil.
B. Assisted Living Facility – Westmont Living
Since, 1996, the principals of Westmont Living have been developing and operating high-quality senior
housing communities throughout California and Oregon. Their highest priority is resident care and
comfort. See www.westmontliving.com for additional company details.
1. Project Overview
The Westmont Living project will occupy an approximate 4.79-acre portion of the 10-acre site. The two-
story 133,655 square foot building contains 139 units consisting of 111 assisted living studio, one and
two-bedroom suites and 28 memory care studios. The proposed program offers an “aging in place”
model where residents join the community and services are provided on an “as needed” basis. The entire
project will be licensed by the State of California as a residential care facility for the elderly (RCFE).
Westmont Living residences are exclusively designed for persons 60 years of age or older, or persons
under 60 years of age with comparable needs. Westmont Living’s typical resident is 84-years old, single,
with either a desire for a socialized environment and the convenience of dining, activities and
immediately available amenities, or is experiencing a growing need for personal assistance with daily
activities. Approximately 10% of residents will be couples and fewer than 25% of residents drive their
own cars.
Services onsite include three meals per day, prepared from scratch by a dedicated culinary services team.
Wait staff serve meals in the central dining room or residents may reserve the family dining room for a
special event or intimate meal among loved ones. The facility has no set meal times allowing residents
to dine according to their own schedule.
Entertainment, activities and exercise programs, a movie theatre, and even a beauty/barber shop are
available on-site. Physical fitness is a priority at Westmont Living communities, as residents gain vitality
through strength training and cardiovascular exercise programs. Recreational activities also encourage
residents to socialize and connect with one another. Regular planned group outings allow residents to
visit museums and galleries or attend concerts and theater performances. Assisted living services and
specialized services are additional and charged on an a la carte basis. This allows residents to pay only
for the extra services they need. The community operates as a month-to-month tenancy, and there are
no extravagant “buy in” costs.
2. Staffing, Visitors, and Guests
The Westmont Living community is a 24-hour per day operation. A full-time general manager is on site
to oversee daily operations of the facility. A management team consisting of a director of nursing,
culinary director, business office manager, maintenance director, activities director, memory care
director, and memory care activities director supports the general manager. Based on the proposed size
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of the facility, there would be approximately eighty (80) employees, including full-time and part-time
positions. A typical daytime shift consists of eighteen (18) employees on-site.
In addition to Westmont Living staff, private contractors, including food delivery, hospice care, and
landscape maintenance staff, provide additional services. The maximum number of private contractors
on the premises at any one time is estimated to be four. This anticipates a worst-case scenario, in which
food delivery, hospice care and landscaping were to occur at the same time. Food delivery will typically
occur on a weekly schedule and at non-peak traffic times, such as very early mornings, mid-mornings,
or early afternoon.
Visitors typically arrive throughout the day, with most visits occurring between 9:00 a.m. to 7:00 p.m.
On a typical day, there are no more than five (5) total visitors.
3. Vehicular & Pedestrian Circulation
The project site is designed to obtain access from Tank Farm Road at the MindBody signalized
intersection. Access to the rear of the building (i.e., back of house) is from the right in/right out
“woonerf” driveway serving both the shopping center and assisted living facility. The signalized
intersection at Tank Farm Road allows for access to the SESLOC facility to the north and, ultimately,
to the signalized intersection at Industrial Way and Broad Street. This main entry drive (really a private
road with a public access easement, similar to SESLOC’s roadway) encroaches slightly into the
designated “creek setback”. The top of bank and the noted encroachment has been reviewed on-site with
the City’s Natural Resource Manager. To compensate for this minor encroachment, the project includes
enhancement of the drainage swale to create a riparian corridor. See Appendix A for an exhibit of the
creek setback encroachment areas.
The entry to the facility is off the main driveway and noted with a porte cochere and drop off area.
Guest parking, van, and accessible parking is located at the front of the building with employee
parking at the rear. Pedestrian connections (i.e., designated crossings) are provided from the assisted
living facility to the shopping center, as well as to the SESLOC facility.
Typically, very few residents drive or bring their vehicles with them when they move to a Westmont
Living facility. As such, a private luxury minivan takes residents shopping, to doctor’s appointments,
and to various activities within the greater community. Since residents seldom drive and transportation
is provided by the facility, less than two (2) trips per day per suite is expected for visitors and staff,
which are primarily outside of peak hours. This is significantly lower than a conventional residential
or commercial development and without the peak hour trip generation.
This development is proposing seventy (70) total spaces, including four (4) accessible spaces. With
a total of 139 suites, this represents a ratio of 0.50 parking space/unit. The parking ratio allows an
increase in landscaping and open space to create a better environment for residents and adjacent
property owners. Six (6) short- and five (5) long-term bicycle parking is also provided. As a
comparison the City’s Zoning Regulations require 1 parking space for every 4 beds in a residential
care. There are is a total of 150 beds proposed, this equates to a requirement of 38 parking spaces.
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4. Building Layout & design
The building layout for an assisted living and memory care community provides for the unique health,
safety and welfare needs of the seniors it serves. Residents require easier access to amenities and
activities through reduced walking distances, additional security and safety, as provided by 24- hour
staff availability. In addition, social and physical activities promote interaction and reduce isolation.
The entire building is ADA accessible, as are individual suites. Suites are barrier free, include grab bars
in bathrooms, and provide emergency pull cord systems to alert staff of an emergency. These design
features combined with 24-hour staffing ensure the safety and protection of residents who otherwise
would be at risk living completely independently.
Assisted living suites contain a stackable washer/dryer and private full bath with accessible shower
enclosure. One and two-bedroom suites contain kitchens with a sink, dishwasher, cabinets,
microwaves, and ovens with range tops. Studios provide kitchenettes that do not have ovens or
dishwashers but include a cooktop, refrigerator, and microwave. By providing the services and
conveniences of home, the program helps smooth the transition process for residents into higher levels
of care.
The memory care neighborhood contains private memory care suites, a large communal dining room,
activity and living areas, along with a private secure memory care courtyard. Private memory care
suites each have a full bath, but do not contain kitchenettes or stackable washer/dryers. The memory
care neighborhood has a secured perimeter, offering superior individualized care for residents
suffering from Alzheimer’s Disease or other age-related dementias.
The building design utilizes internal courtyards, increasing daylight throughout the building and
providing secure outdoor space for residents. The circular formation of the wing provides shortened
travel distances to common spaces, amenities, dining rooms, and staff. The assisted living and memory
care programs share a single commercial kitchen, commercial laundry facilities, and staff areas, which
are centrally located for efficiency.
Common areas are located throughout the building to provide easy access to all residents. While
resident’s privacy is important, the design of the building encourages interaction with neighbors, sharing
in onsite activities, and visiting with staff. Loneliness and isolation along with physical constraints and
ambulatory concerns are addressed with the building design.
5. Architecture
The proposed two-story, thirty-two (32) foot high building’s design incorporates the architectural style
and materials from the surrounding neighborhood and the eclectic styles found within the City. The
color palette is decidedly neutral, and materials consist of a mix of lap siding, stucco, board and batten,
and stone veneer to create a natural look. While the assisted living facility represents the residential
component of this overall mixed-use project, its architectural language communicates with the style
proposed for the shopping center. The project will also include the liberal use of wood columns and
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beams with restrained use of stone veneer to accent the main entry. Individual wall planes and surfaces
are articulated vertically and horizontally to provide variation dimensionally.
6. Landscape Architecture
The modifications to the Tank Farm Road right-of-way includes a 5-foot landscaped parkway. Between
the new sidewalk and the proposed building is a landscaped area ranging in size from 15-feet to 30-feet.
Pedestrian circulation from the new sidewalk to the facility is provided at both entry points. Public art
is proposed for the large landscaped area in the front of the facility.
Private landscaped courtyards provide areas of outdoor respite for the residents, while maintaining the
requisite safety and security. The landscape around the building exterior provides additional visual
interest and texture. The planting palette includes some of the same plants used in the shopping center
design, providing additional continuity within the project.
Plant material has been selected for drought-tolerance and the irrigation system design will adhere to
the City of San Luis Obispo Water Efficient Landscape Ordinance (WELO) by utilizing fully automatic
“Smart” controllers, low-flow irrigation systems design which separates hydrozones and incorporates
flow sensors and rain shutoff capabilities.
C. Site Design & Related Improvements
1. Parking
The proposed project utilizes the Citywide parking regulations and existing AASP parking regulations
as the basis for determining the parking requirement for the project. Specific parking requirements are
provided in the draft AASP amendment text. Due to the assisted living and shopping center operational
requirements, there is separate parking for each component. The Shopping Center parking will be a
shared parking facility between the six (6) parcels/buildings. Based on the parking regulations, the
shopping center requires a 20% parking reduction from the parking standards. This is consistent with
the Zoning Regulation’s Shared Parking Reduction (§17.72.050) available via Director’s Action. Other
types of parking are provided, consistent with the Zoning Regulations.
Parking Calculations
Lot
# USE Square
Feet
Other
Quantity Calculation Parking
Required
Parking
Provided
1 ASSISTED
LIVING 133,655 144 Beds 1 space /5 beds 28.8 70
(continuing care community) 18 employees 1 space/ 2 emp. 9.0
Assisted Living Total 37.8 70.0
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SHOPPING
CENTER
2 Retail Bldg. 2 8,026 1 space / 300 SF 26.8 19
3 Retail Bldg. 3 3,205 1 space / 300 SF 10.7 10
4 Restaurant Bldg. 4 4,835 1 space / 100 SF 48.4 38
5 Restaurant Bldg. 5 4,982 1 space / 100 SF 49.8 34
6 Retail/Restaurant
Bldg. 6 6,240 33
Retail 3,240 1 space / 300 SF 10.8
Restaurant 3,000 1 space / 100 SF 30.0
7 Grocer Bldg. 1 21,981 1 space / 250 SF 87.9 78
Subtotal 264.3 214.0
Requested Shared Parking
Reduction 20% -52.9
Shopping Center Total 211.5 212.0
Project Total 249.3 282.0
MISC. PARKING CALCULATION REQUIRED PROVIDED
Accessible Parking Per Title 24 14
Shopping Center 10
Assisted Living 4
Clean Air/EV Stations Retail and Residential = 10% of vehicle spaces 30 33
Shopping Center 26 31
Assisted Living 4 2
Motorcycle Parking 1/20 vehicle spaces 15 11
Shopping Center 13 11
Assisted Living 2 -
Bike Parking 62 51
Shopping Center 20% of vehicle spaces 53 32
minimum short-term 75% of bike spaces 40 40
minimum long-term 25% of bike spaces 13 16
Assisted Living* 17.72.070.D; Alt compliance; 1 space / 2 shift
employees 9 11
minimum short-term 6
minimum long-term 5
2. Drainage
The proposed retail shopping center has been designed to manage stormwater runoff from the six (6)
proposed buildings, landscaping, parking and drive aisles, and direct the water into underground storage
facilities. The impervious areas on site have been design with slopes and grading to direct stormwater
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through a storm drain system that will route the stormwater to the two (2) proposed underground storage
facilities.
The attached Storm Water Control Plan (See Appendix B) has been prepared to demonstrate how the
underground storage facilities will treat and retain the 95th percentile storm event on site, while managing
the peak flows for the 2-year through 10-year storm event. The proposed stormwater system has been
designed to be in compliance with the City of San Luis Obispo’s Post-Construction Storm Water
Requirements (PCR) that requires that the post-developed flows not exceed those of the pre-developed
conditions. In addition to the PCRs, an additional drainage study was completed to support how the
proposed storm drain system meets the City of San Luis Obispo’s Retardation Basin Capacity Standards.
The study confirms that the post-developed construction peak flows for larger storm events do not
exceed those of the pre-developed conditions. (See Appendix C)
3. Utilities
The proposed project will have domestic water, recycled water, sewer, and fire services. See the
Composite Utility Plan/ C-1 & C-1W, Bethel Engineering, for layout and the related easements.
Easements are also shown on the Vesting Tentative Tract Map. The specific buildings and related
services are noted below
3. Public Improvements
The Airport Area Specific Plan (AASP) identifies several public improvements (PIPs) that have been
incorporated into the project and, more specifically, includes improvements along Tank Farm Road and
Broad Street, and related utility tie-ins. The public improvements are depicted on Sheets 1 – 7 of the PIP
plan set (Bethel Engineering).
All roadway improvements reflect the proposed sections noted in the AASP with the exception that the
travel lanes on Tank Farm Road are noted as eleven (11) feet versus twelve (12) feet. This design
exception is presented on Exhibit A – Specific Plan Tank Farm Road Full Build-out, (Bethel Engineers,
05 Dec 2017). Exhibit B depicts the project proposed street section along Tank Farm Road. (See
Appendix D) The constraints associated with the “full” build-out include:
1) Additional “take” along the shopping center project;
2) Conflicts with the existing drainage facilities at the MindBody intersection;
3) Relocation of the ex. signal pole; and
4) A sixteen (16) foot jog in the west bound through lane at the intersection.
The above-mentioned design exception has been reviewed by City Public Works/Transportation staff
and found to be an acceptable design exception.
Phasing of the various on and off-site improvements has been provided (See Construction Phasing Plan,
Oasis Associates). This includes mass and precise grading, interior access roads, street frontage
improvements (including curb, gutter and sidewalk and parkways), and utility connections. The
proposed Broad Street entry to the shopping center will require removal of the right-in/right-out entry
to the SESLOC property, north of and adjacent to the shopping center.
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4. Biological Resources
The site currently supports disturbed non-native annual grassland and ruderal habitats (i.e., previously
disturbed). The majority of the site has been developed with buildings, etc., as recent as 2003, and dating
back to at 1937. The residential development at 3985 Broad Street appears to have been vacant between
2004 and 2013 when buildings were removed, and the surface was cleared leaving only the non-native
trees. The existing residence at 660 Tank Farm Road is to be removed as part of the proposed
development. An approved soil stockpile has been placed on the southwest corner of the property. An
ephemeral drainage with a low-flow channel and a small adjacent wetland floodplain at the eastern reach
enters the site through a 24-inch culvert in the northeast corner of the property (across from the Marigold
Center entry of Broad Street) and flows west to the confluence with Orcutt Creek, located in the
northwest corner of the shopping center site. Orcutt Creek flows southwesterly along the west edge of
the assisted living property to a culvert under Tank Farm Road. The property is bordered by urban
development on the north, east, and south sides with residential development to the west.
A Biological and Wetland Resources Assessment has been completed for the subject properties (See
Appendix E). The AASP acknowledges and supports the “re-use and regeneration of both the natural
and built environments”. Part of the project(s) description is to enhance the riparian corridor and replace
a small wetland removed to enable the entry off Broad Street. Based on the existing conditions of the
site(s), project implementation would not result in any substantial adverse effects on biological,
botanical, wetland, or riparian habitat resources. While the site, grading, and architectural plans identify
improvements adjacent to the existing low-flow channels, the measures incorporated into the project(s),
will render both direct and indirect project impacts on biological and wetland resources less than
significant. In addition, given the mostly ruderal habitat affected within the urbanized City of San Luis
Obispo, the proposed project impacts would not be considered cumulatively considerable.
V. PROJECT PROCESSING AND APPROVAL(S) COMPONTENTS
A. Environmental Determination
The Land Use and Circulation Element (LUCE) update was supported by an Environmental Impact
Report [(EIR) 2035 Land Use & Circulation Update, Final Program EIR, September 2014,
SCH#2013121019]. The program EIR included the subject property - Site ‘R’ and anticipated a mix of
residential units and commercial square footage. The proposed project(s) are consistent with the
identified and intended project outlined in the LUCE EIR and should be used to inform any additional
environmental analysis. In that context, additional project specific analysis and reports are included with
this application to provide City staff with the detailed information to complete an Initial Study. The
resulting environmental determination is to be reviewed by the Planning Commission with a
recommendation to the City Council for their ultimate review and adoption.
B. Airport Area Specific Plan Amendment
While the Land Use & Circulation Element (LUCE) update included the subject properties and the
subsequent change in land use classification, it is now incumbent upon the project applicants to modify
the Airport Area Specific Plan to include the LUCE modifications. While the proposed projects require
amendment of the AASP to reflect the vision of the LUCE, new zoning, and specific projects, the
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proposed draft amendment simply added text to section 4.0 Land Use/Land Use Background/Special
Areas. The proposed amendment includes information regarding the site’s designation in the LUCE;
that these are the only CC-SF zoned properties in the AASP; and reference to this development plan
(once approved) with project specific development standards. The proposed project generally complies
with the C-C and O City-wide development standards or AASP development standards, however, the
amendment to the AASP includes minor modifications and flexibility for the development standards
specific to these special focus properties. Appendix F is provided as a comparison of the proposed
project and the City-wide development standards (based on the 2015 Zoning Regulations) for the subject
property zoning.
C. Vesting Tentative Tract Map
The project(s) site consists of two (2) legal parcels – 053-421-003 and 004. To facilitate the orderly
development of the proposed projects, a vesting tentative tract map is being proposed to provide a parcel
for the assisted living facility and multiple parcels for the shopping center. The parcelization of the
shopping center into six (6) lots reflects the current trend of retail center business models. The vesting
tentative tract map 3115 – creates a total of seven (7) lots. The following is a breakdown of the proposed
lots. (The vesting tentative tract map is included in the project plan set).
Lot
#
Area
Square Ft AC USE Building SF*
1 208,764 4.79 Assisted Living Facility 133,6551)
2 23,718 0.54 Shopping Center 8,026
3 16,007 0.37 Shopping Center 3,205
4 33,015 0.75 Shopping Center 4,835
5 28,920 0.66 Shopping Center 4,982
6 52,196 1.20 Shopping Center 6,240
7 76,499 1.76 Shopping Center 21,981
1) In two-stories.
D. SLO County Airport Land Use Plan - A Finding of Consistency
On September 19, 2018 the Airport Land Use Commission’s (ALUC) reviewed and found the AASP
amendment and development project are in substantial conformance with the Airport Land Use Plan
(ALUP). Justifications for the finding of consistency included items related to the assisted living
facility’s specific operations as a “shelter in place” facility, compliance with the non-residential density
requirements of the applicable safety areas, and general compliance with the City’s Zoning Regulations
for building height and coverage area.
E. Archtectural Review Commission
The design of the project was reviewed by the Architectural Review Commission (ARC) on October
15, 2018. The ARC provided a recommendation for approval with a list of directional items. Design
revisions were completed in response to the ARC direction and are incorporated into the most current
development plans. Further details regarding the design revisions and modification are outlined in the
“Post-ARC Project Updates” (20 December 2018) provided as an attachment to the December 18, 2018
Development Plan Set and attached here.
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VI. ADDITIONAL INFORMATION - LIST OF APPENDICES
Additional supporting documents have been compiled for the proposed development. The documents
are provided pursuant to the related Application Checklist(s), as relevant to the nature of this project.
ATTACHMENTS (provided with updated package, 7 January 2019)
1. DRAFT AIRPORT AREA SPECIFIC PLAN AMENDMENT TEXT, Oasis Associates, Inc.,
January 7, 2019
2. DEVELOPMENT PLAN SET, December 18, 2018
• Mixed Use: Commercial Shopping Center Conceptual Design Plans
• Mixed Use: Assisted Living Conceptual Design Plans
• Public Improvement Plans
• Vesting Tentative Tract Map 3115
3. FINDING OF CONSISTENCY, Airport Land Use Commission, 19 September 2018
4. POST-ARC PROJECT UPDATES, Oasis Associates, Inc. 20 December 2018.
APPENDICES OF SUPPORTING DOCUMENTS (provided with initial application submittal
package, 20 March 2018)
A. Creek Setback Exhibit, Oasis Associates, Inc., 03 October 2017
B. Stormwater Control Plan, Bethel Engineering, 12 March 2018
Commercial Center
Westmont Assisted Living
C. Flood Control: Drainage Study, Bethel Engineering, 12 March 2018
Commercial Center
Westmont Senior Living
D. Public Improvement Plan Exception Exhibits A, B, & C, Bethel Engineering, 12 March 2018
E. Biological & Wetland Resource Assessment, Sage Institute, 16 March 2018
F. Development Standards Comparison, Oasis Associates, Inc., 20 March 2018
G. Airport Land Use Commission Discussion Memo, Westmont Living, 28 July 2017
H. Preliminary Title Reports, Fidelity National Title Company, 27 September 2017
I. Acoustical Assessment, 45dB Acoustics, 31 October 2017
J. LEED Checklist (v4 for BD+C)
Commercial Shopping Center
Westmont of San Luis Obispo 30 January 2018
K. Applicant’s Determinant Project Schedule, 20 March 2018
L. Multimodal Transportation Impact Study, Central Coast Transportation Consulting, February
2018
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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.
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June 13, 2018
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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.
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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.
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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:
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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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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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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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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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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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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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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.
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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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CP 0184 15 ● RL A 224 8 ● CLAR B 907
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
Packet Pg. 420
Item 15
OASIS ASSOCIATES, INC.
20 December 2018
NWC B@TF; Post-ARC Updates– SPEC 1482-2018
Page 4 of 4
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
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
Packet Pg. 421
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RECEIVED
APR'
SLO CITY L_
1010 Marsh St., San L
(805) 546-8208 . F,
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of San Luis Obispo,
I am a citizen of the United States and a
resident of the county aforesaid; I am over the
age of eighteen years, and not a party interested
in the above entitled matter. I am the principal
clerk of the printer of the New Times, a
newspaper of general circulation, printed and
published weekly in the City of San Luis
Obispo, County of San Luis Obispo, and which
has been adjudged a newspaper of general
circulation by the Superior Court of the County
of San Luis Obispo, State of California, under
the date of February 5, 1993, Case number
CV72789: that notice of which the annexed
is a printed copy (set in type not smaller than
nonpareil), has been published in each regular
and entire issue of said newspaper and not in
any supplement thereof on the following dates;
to -wit:
in the year 2619.
I certify (or declare) under the the penalty of
perjury that the foregoing is true and correct.
Dated a San Luis Obis , Calir Zia, this
day�of ,2019.
1 P.66�� /
Patricia Horton, New'I'imcs Legals
SAN LUIS OBISPO CITY COUNCIL
NOTICE OF PUBLIC HEARING
The San Luis Obispo City Council invites all
interested persons to attend a public meeting
on Tuesday, May 7, 2019, at 6:00 p.m. in the City
Hall Council Chamber, 990 Palm Street, San Luis
Obispo, California, to consider the following item:
Public Hearing - 660 Tank Farm Road and 3985
Broad Street
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-
SP -SF); General Plan Amendment and Rezone
amending a portion of the site from Business
Pack to Community -Commercial with Special
Focus Overlay (C -C -SP -SF); Vesting Tentative
Map (Tract 3115) to create seven (7) lots; Design
Review for a commercial center with 49,000
square feet, and assisted living facility with
139 units; Creek Setback Exception, and review
of a CEQA Initial Study -Mitigated Negative
Declaration of Environmental Impact (MND.)
muj6 ��
a�
For more information, you are invited to contact
Brian Leveille of the City's Community Development
Department at (805) 781-7166, or by email, bleveille®
slocity.org.
The City Council may also discuss other hearings
or business items before or after the items listed
above. If you challenge the proposed project in
court, you may be limited to raising only those
issues you or someone else raised at the public
hearing described in this notice, or in written
correspondence delivered to the City Council at, or
prior to, the public hearing.
Reports for this meeting will be available for review
in the City Clerk's Office and online at www.slocity.
org on May 1, 2019. Please call the City Clerk's
Office at (805) 781-7100 for more information.
The City Council meeting will be televised live on
Charter Cable Channel 20 and live streaming on
www.slocity.org.
Admin&N1.6—W—I'd Pub
Teresa Purrington
City Clerk
City of San Luis Obispo
April 25, 2019
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 1
NWC at Broad Street and Tank
Farm Road
SBDV-1483-2018, ARCH-1486-2018, SPEC-1492-2018,
EID-1484-2018
Review of Assisted Living Facility and Commercial Retail
Center at the Northwest Corner of Broad Street and Tank
Farm Road
May 7, 2019
Applicant: NKT Development LLC & Westmont Development LC
Representative: Carol Florence, Oasis Associates, Inc.
Overview
Assisted Living Facility
•139 living units
Retail Shopping Center
•49,269 sq. ft. (six
buildings)
General Plan
Amendment
Rezone
Specific Plan
Amendment
Subdivision
Architectural Review
Initial Study (IS-MND)
2
1
2
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 2
Recommendation
1. Adopt a resolution (Attachment A) adopting the final Initial Study-
Mitigated Negative Declaration and approve the General Plan
Amendment, Vesting Tentative Tract Map, creek setback
exception, and architectural design review; and,
2. Introduce an Ordinance (Attachment B) changing the Zoning and
Specific Plan designation of 660 Tank Farm Road from Business
Park (BP-SP) to Community-Commercial with Specific Plan and
Special Focus Overlay (C-C-SP-SF) to be consistent with the
General Plan as amended, and changing the Specific Plan
designation for the property at 3985 Broad Street to Community
Commercial with Specific Plan and Special Focus Overlay to be
consistent with the existing General Plan and Zoning.
3
Project site
4
3
4
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 3
Previous Review
5
June 13, 2018 Planning Commission conceptual review
September 19, 2018- Airport Land Use Commission
October 15, 2018- Architectural Review Commission
April 10, 2019- Planning Commission Recommendation
6
5
6
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 4
7Connection to Agera Grove
Shopping Center – NKT Development 8
7
8
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 5
9
10
Bldg 6 – east elevation
Bldg 4 – south elevation
9
10
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 6
Assisted Living Facility – Westmont Living 11
12Woonerf – connection between projects
11
12
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 7
13
14
previous
13
14
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 8
General Plan Amendment, Rezone, & AASP
Amendment
15
Existing
Environmental Review
16
The Final IS/MND determined that with incorporation of
mitigation measures, potential impacts to air quality, biological
resources, cultural resources,noise, and transportation/traffic
would be less than significant.
15
16
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 9
Conditions – Resolution (Attachment A)
17
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, transit easement,
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.
44. The project shall make efforts to encourage bicycle and transit users.To this end, the project shall
include the following:
•Transit – immediately south of the Broad Street ingress/egress (near buildings 5 & 6), the planned
sidewalk/landscape area along Broad Street shall be designed to easily accommodate a bus turnout,
should such demand arise in the future. Furthermore, the applicant would not object should the
transit authority determine such an improvement was warranted. A transit easement shall be shown
and offered on the map or shall be offered by separate document, as determined by the City.
•Bike Racks – the following additional elements shall be installed to attract the use of bicyclists: a)
bike racks shall be located as close to building entrances as is practical;b) at each bike each location,
protective rain/sun canopies shall be installed, as well as security lighting.
Conditions of approval – APCD comments
18
Prior to issuance of grading and construction plans, demonstrate compliance with APCD Rule 501 which prohibits developmental burning of vegetative material.
Prior to demolition of the vacant residence at 660 Tank Farm Road, demonstrate compliance with APCD requirements for demolition of structures which may contain asbestos-containing material (ACM).
Prior to issuance of grading and construction plans, demonstrate compliance with CARB Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations (17 CCR 93105).
The project shall comply with APCD and CARB rules regarding portable equipment, (50 hp) or greater (listed in CEQA Air Quality Handbook Tech. Appendices, Page 4-4), used during construction activities.
Dust Control: To further mitigate potential impacts to sensitive receptors, staff recommends inclusion of APCD dust control measures into the IS-MND Air Quality Mitigation Measures as noted in the letter to ensure compliance with APCD Rules 401 & 402 (Dust control and nuisance violations). Staff will incorporate noted Dust Control Measures (a-n) into the final IS-MND as Air Quality Mitigation Measures AQ-3.
Limits of Idling during Operational Phase:Because the truck loading dock is within 1,000 feet of sensitive receptors (assisted care facility), in addition to required ongoing compliance with California Regulations regarding truck and bus idling (Title 13, CCR Section 2485), the project shall comply with the following more restrictive requirements to minimize impacts to nearby receptors:
-Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
-Diesel idling within 1,000 feet of sensitive receptors shall not be permitted;
-Use of alternative fueled equipment and electrification of loading docks (e.g., electrical plug-ins for truck
refrigeration units and electrification of loading equipment) is recommended; and
-Signs that specify the no idling areas must be posted and enforced at the site.
17
18
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 10
Recommendation
1. Adopt a resolution (Attachment A) adopting the final Initial Study-
Mitigated Negative Declaration and approve the General Plan
Amendment, Vesting Tentative Tract Map, creek setback
exception, and architectural design review; and,
2. Introduce an Ordinance (Attachment B) changing the Zoning and
Specific Plan designation of 660 Tank Farm Road from Business
Park (BP-SP) to Community-Commercial with Specific Plan and
Special Focus Overlay (C-C-SP-SF) to be consistent with the
General Plan as amended, and changing the Specific Plan
designation for the property at 3985 Broad Street to Community
Commercial with Specific Plan and Special Focus Overlay to be
consistent with the existing General Plan and Zoning.
19
Mitigation Measure BIO-1
20
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, and vegetation removal is conducted within 5 days of the survey and is done
continuously, then no further mitigation survey work shall be required. Additional surveys during the
nesting season shall be conducted as needed if there is any break in vegetation removal, grading and/or
construction lasting more than 5 days. If any active nests are found that would be impacted by
vegetation removal, grading and/or construction, then the nest sites shall be avoided with the
establishment of a non-disturbance buffer zone around active nests as determined by a qualified
biologist. Nest sites shall be avoided and protected within the non-disturbance buffer zone until the
adults and young of the year are no longer reliant on the nest site for survival (have fledged) as
determined by a qualified biologist. All workers shall receive training on good housekeeping practices
during construction that will discourage nests from being established within the work area (e.g., cover
stored pipe ends, cover all equipment being used daily, etc.) A qualified biologist shall regularly walk
the construction area to look for nest starts and review site for good housekeeping practices. As such,
avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-
than-significant level.
19
20
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 11
Mitigation Measure N-1
21
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 and to the east facing the
loading dock area at Building 1, 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.
22
21
22
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 12
Project
Driveway
Example Median on LOVR
Project Driveway at Marigold
1. Restrict NB & SB Left Out Turns with a median at Broad Street Project Driveway.
Applicant shall exhaust all reasonable efforts to modify the Marigold Shopping Center Exit
Striping.
23
24
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 13
25
Environmental Review
26
The Draft IS/MND determined that with incorporation of
mitigation measures, potential impacts to air quality, biological
resources, cultural resources, noise, and transportation/traffic,
will be less than significant.
25
26
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 14
27
28
27
28
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 15
Noise condition
29
Sound Wall or Special Building Considerations, South and east Elevations
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. In addition, install window assemblies with an enhanced
Sound Transmission Class rating on interior habitable spaces facing east to
further reduce noise exposure from delivery vehicles and the loading areas of
Building 1 and the Assisted Living facility.
Biology
30
29
30
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 16
Noise
31
Transportation
32
31
32
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 17
33
Evaluation - Special Focus Area Policy
34
33
34
5/8/2019
05‐07‐2019 Item 15 ‐ Staff Presentation 18
35
Marigold Shopping
Center
Damon-
Garcia Sports
Complex
French Park
Bus Route 3
Bus Route 3
2.5 Miles
from SLO
High School
1.7 Miles from
Sinsheimer
Elementary
School
35