HomeMy WebLinkAboutItem 10 - Public Hearing to Indroduce an Ordinance rezoning and amending the Specific Plan for 660 Tank Farm & the Airport Area Specific Plan for 3985 Broad St.
Department Name: Community Development
Cost Center: 4003
For Agenda of: September 15, 2020
Placement: Public Hearing
Estimated Time: 60 minutes
FROM: Michael Codron, Community Development Director
Prepared By: Brandi Cummings, Contract Planner
SUBJECT: A PUBLIC HEARING TO INTRODUCE AN ORDINANCE REZONING AND
AMENDING THE SPECIFIC PLAN DESIGNATION FOR THE PROPERTY
AT 660 TANK FARM ROAD AND AMENDING THE AIRPORT AREA
SPECIFIC PLAN DESIGNATION FOR 3985 BROAD STREET;
CONSIDERATION OF A GENERAL PLAN AMENDMENT APPROVING
DEVELOPMENT OF AN ASSISTED LIVING FACILITY
RECOMMENDATION
1. As recommended by the Planning Commission, adopt a Resolution (Attachment A)
amending the General Plan for 660 Tank Farm Road from Business Park to Community
Commercial and approving: Vesting Tentative Tract Map to create five (5) lots, Major
Development Review for the assisted living facility, Creek setback exception, design
exception, and adopting the Final Mitigated Negative Declaration of Environmental Review
(Attachment H); and
2. Introduce an Ordinance (Attachment B) amending Zoning, and Specific Plan designations of
660 Tank Farm Road from Business Park (BP-SP) to Community-Commercial with the
Specific Plan and Special Focus overlay (C-C-SP-SF), 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
designations (C-C-SP-SF).
SITE DATA
Applicant NKT Development LLC
Westmont Development LP
Representative Carol Florence, Oasis Associates
Zoning Community Commercial with Special Focus Overlay (C-C-SF)
Business Park with Airport Area Specific Plan Overlay (BP-SP)
Airport Area Specific Plan Conservation Open Space Overlay
(C/OS-SP)
General Plan Business Park (BP)
Community Commercial with Special Focus Overlay (C-C-SF)
Conservation Open Space (C/OS-SP)
Site Area 10.07 acres
Environmental
Status
An initial study of environmental impacts has been prepared
with a recommendation for a Mitigated Negative Declaration.
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REPORT-IN-BRIEF
The applicant has proposed a two-story, 133,655 square foot assisted living facility (Westmont
Living facility) with 139 units. 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
In response to Planning Commission feedback and direction from the Architectural Review
Commission on the original project (Attachment C and E), 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 voted unanimously to
recommend the City Council grant final approval of the project (Attachment D) and adopt the
associated Mitigated Negative Declaration.
The applicant has since revised the development project and is only moving forward with the
Westmont Living facility at this time. However, the recommended General Plan Amendment,
Specific Plan Amendment, and Rezoning apply to the whole site and enable a new commercial
project to be proposed for the corner of Tank Farm and Broad Street. The assisted living and
memory care facility remains as originally proposed. As no changes are proposed to Westmont
Living facility, that project can proceed with City Council hearing, as this part of the project is
still consistent with the previous review of the Architectural Review Commission and Planning
Commission.
The applicant has indicated that future development proposal on the eastern portion of the project
site would include replacing the proposed grocery store use with a medical office and a reduction
in the amount of proposed retail/restaurant space. Any future development, on the eastern
portion of the project site would be processed as a separate entitlement and will require a
separate Architectural Review Commission review and Planning Commission approval.
DISCUSSION
Project Description
The applicant is proposing a five (5) lot subdivision on two (2) 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 2-5 would support future commercial and
office development 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.
1 General Plan Land Use Element Policy 8.13 Broad Street at Tank Farm Road Site
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The applicant is requesting a General Plan amendment to change the land use designation of
parcel 053-421-004 from Business Park (BP) to Community Commercial (C-C), an Airport Area
Specific Plan (AASP) amendment to change the specific plan designation of both parcels from
Business Park (BP) to Community Commercial (C-C), and a rezone to change the zoning
designation of parcel 053-421-004 from Business Park (BP) to Community Commercial (C-C-
SF-SP). These changes would allow for a wide range of retail sales and personal services that
serve communitywide needs within the context of distinctive, pedestrian-oriented shopping
centers which may accommodate larger scale uses not appropriate in the Downtown Core. The
existing Conservation/Open Space (C/OS) designations along the creek corridor along the
western property line would remain.
The amendments would allow for the development of an assisted living facility and memory care
facility (Westmont Living) that would occupy the westerly portion of the project site and would
include 139 living units and support/administrative space in a 133,656 square-foot, two-story
independent building, serving residents of 60 years in age and older. Westmont Living would be
a retirement community that provides a spectrum of living options.
Commercial Corner (Broad/Tank Farm)
Final approval for proposed development at the corner of Broad and Tank Farm is not being
sought at this time. However, the applicant has indicated that a future development project would
likely include a commercial center consisting of a medical office and retail/restaurant space.
Conceptual site plans show that the proposed medical office would likely be a 45,000 square-
foot independent detached building located near the SESLOC property to the north. The medical
office would likely house the Dignity Health Comprehensive Cancer Center, an outpatient cancer
treatment and education center. The proposed retail/restaurant development may consist of three
(3) buildings for retail or restaurant use totaling 15,000 square feet in three (3) independent
detached buildings (5,000 square feet each).
Figure 1. Rendering of the Westmont Living facility
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To facilitate potential future California Environmental Quality Act (CEQA) streamlining when a
development project application is submitted for the eastern portion of the project site, the
Mitigated Negative Declaration (MND) analyzes the potential environmental effects of possible
future development projects that could be allowed by the General Plan amendment, Airport Area
Specific Plan Amendment, and rezone, including the conceptual plan for the commercial center,
as discussed above. However, this analysis is not conducted on a project-specific level since
development plans and details may change.
The conceptual site plan for the commercial center is configured with retail/restaurant buildings
along the southeastern corner of the site, adjacent to the Tank Farm-Broad Street intersection.
The proposed medical office would be located at the northeast corner of the site, across from
SESLOC and fronting Broad Street. Parking would primarily be located at the interior of the site,
between the commercial center uses and the Westmont Living facility. Additional parking for the
Westmont Living facility would be located west of the building, parallel to Orcutt Creek.
Project construction would begin with mass grading of the entire project site followed by
development of the Westmont Living development. The Westmont Living facility would be
phased, with 72 assisted living suites and 28 memory care studio units in the first phase and 39
assisted living suites in the second phase. Any development proposed on the eastern portion of
the project would require review and approval for the appropriate entitlements based on the
proposed uses of the commercial center and the project’s consistency with the General Plan,
Airport Area Specific Plan, zoning regulations, and this environmental document, or subsequent
environmental analysis.
Proposed uses, building and lot sizes, and associated parking on each lot are shown in Table 1,
below.
Table 1: Project Statistics
Lot Use Lot Size
(acres)
Building floor
area (sf)
Building
footprint (sf)
Vehicle spaces
provided
Bicycle parking
provided
Lot 1 Assisted living and
memory care 4.79 133,655 77,750 70 6 short-term
5 long-term
Lot 2 Retail/ Restaurant1 0.69 5,0001 5,0001
Lot 3 Retail/ Restaurant1 0.98 5,0001 5,0001
Lot 4 Retail/ Restaurant1 0.93 5,0001 5,0001
Lot 5 Medical Office1 2.68 45,0001 17,9921
1) No application for development has been submitted for lots 2 -5. Future development would require additional
review and entitlement actions. This statistic represents one possible development scenario for the lo t based on
conceptual information from the applicant.
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Creek Setback Exception
The project is seeking a creek setback exception to encroach into approximately 4,963 square-
feet of the setback area for road improvements. To minimize potential impacts to 0.19 acre of
seasonal wetland and ephemeral drainage area through project design, the project includes the
enhancement of approximately 0.06 acres of wetland along the Orcutt Creek corridor, which
would constitute a 3:1 replacement ratio. The enhancement plan provides for the removal of
invasive non-native species and planting of native plants in the northwest corner of the site and
creek setback areas along Orcutt Creek (see Figure 2 below).
Figure 2. Wetland Replacement and Riparian Enhancement Areas
(Note: commercial buildings are shown for conceptual purposes only)
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The proposed project abuts Orcutt Creek as it extends along the western edge of the property,
near the Westmont 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 3, below).
Figure 3 – Creek Setback Exception Areas Adjoining Assisted Living Facility
Zoning standards require a 35’ setback from the creek, 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 (2) 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 enhancement 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
plantings2.
2 COSE Policy 8.7.2 Enhance and restore open space. B. Establish self-sustaining populations of native species that
were historically found in natural habitat areas. 2. To reverse historical trends of creek channelization and
modification, re-establish native riparian vegetation.
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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) on the entire project site.
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 and to reflect the Special Focus Area are appended to Attachment B as
Exhibit B.
Figure 4. General Plan, Rezone, and Specific Plan Amendment Exhibit
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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/office center and assisted living buildings will have domestic
water, recycled water, sewer, and fire services.
The proposed street frontage improvements for both Tank Farm Road and Broad Street consist of
curb, gutter and sidewalk, and parkways along the project frontages as depicted in the AASP.
The proposed Broad Street entry to the project site will require removal of the right-in/right-out
entry to the SESLOC property.
All roadway improvements reflect the proposed sections noted in the AASP with the exception
that the travel lanes on Tank Farm Road are proposed as eleven (11) feet versus twelve (12) feet,
which is supported by staff. 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.
Energy
The project is subject to requirements of the City’s Energy Reach Code for Non-Residential new
construction as either an All-Electric or Mixed-Fuel Building. If an All-Electric Building is
proposed, at the time of construction permit application, the applicant will be required to
demonstrate compliance with the 2019 California Building Code and Reach Code Solar
Requirements. Due to kitchen and meal prep requirements of the facility, it is anticipated that
new construction will have to meet requirements for a Mixed-Fuel Building. As a Mixed-Fuel
Building, the Reach Code requires that the building meet energy budget use requirements and
install a Solar PV system sized to minimum 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
Westmont 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.
As noted above, the project would provide an easement to the 650 Tank Farm Road site for the
future construction of a bridge over Orcutt Creak, which would allow for connection of
pedestrian and bicycle facilities between the project site and the 650 Tank Farm Road project.
The 650 Tank Farm Road project includes a pedestrian path along Acacia Creek that would
connect to the Damon-Garcia Sports Complex, consistent with the AASP circulation plan.
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The project is conditioned to provide several bicycle infrastructure improvements, including the
installation of bike racks near building entrances and pathway lighting along the through access
roadway/bikeway from the northern property boundary to Tank Farm Road. Pedestrian access
would be provided to the site from existing sidewalks along Broad Street and Tank Farm Road,
and the project would construction internal pedestrian access between the project site and the
SESLOC property. The project would also be required to provide easements and construct a bus
turnout south of the Broad Street ingress/egress, which would encourage non -vehicle
transportation.
The project contributes to the Circulation Element’s goals of reducing vehicle use by supporting
alternative modes of transportation such as walking and bicycling, and the development of a
circulation system that balances needs of all circulation modes. The project is consistent with
General Plan Policies 2.2.4 and 2.2.5, which discus site connectivity with the surrounding
neighborhood, as the project would provide 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.
San Luis Obispo County Airport Land Use Plan (ALUP) 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 19, 2018, the ALUC
found the Westmont Living facility and commercial center project, including amendments to the
City’s AASP, were consistent with the County’s ALUP based on a series of findings and
conditions (Attachment F). Future development on the eastern portion of the project site would
require a consistency finding with the ALUP and could result in additional conditions from the
ALUC.
Architectural Review Commission
The ARC reviewed the Westmont Living facility 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 articulation to
the pedestrian paths of travel, expand variety and landscape treatments along project frontages,
particularly Tank Farm Road, modified 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.
Planning Commission
In response to previous Planning Commission conceptual review feedback provided on June 13,
20183and direction from the Architectural Review Commission on the original project
(Attachment C and E), 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.
3 The Planning Commission’s conceptual policy review of the project was to consider the Special Focus Area
policies and provide any direction to staff and the applicant prior to formal review of project entitlements.
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On April 10, 2019, the Planning Commission reviewed the revised project and considered all of
the project entitlement components including the General Plan Amendments, 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) and all associated entitlements and adopt the associated Mitigated
Negative Declaration.
Previous City Council Review
The City Council previously reviewed the project on May 7, 2019. The item was continued with
Council feedback on four main items including solar panels for the assisted living facility,
electric vehicle charging code compliance, inclusion of green waste disposal (composting), and
inclusion of the transit easement condition along Broad Street. The Council also noted concerns
that the bicycle facilities need to be integrated and functional.
At the time the Council heard the item previously, the Reach Code was still in development and
the 2019 Building Code had not yet taken effect. As discussed in the Energy Section above, the
Reach Code now applies to the project and it is anticipated the applicant will have to incorporate
substantial energy efficiency including solar panels to be in compliance with this code. The
current application is also subject to all current Electric Vehicle (EV) parking requirements. The
project will be required to provide at least 10% EV ready spaces and 25% EV capable4 spaces
per current Zoning Regulations. At the May 7, 2019 meeting the applicant previously committed
to implementing composting measures for the assisted living facility and a code requirement in
the resolution notes the requirement to comply with organic waste recycling requirements. As
discussed in the Site Circulation discussion above, the project is consistent with requirements for
bicycle and pedestrian facilities and the project will construct a bus turnout along with frontage
improvements adjacent to the existing SESLOC driveway to be removed on Broad Street.
Parking - Westmont Living Facility
The applicant has included the following parking calculation for the assisting living using the
continuing care community use, which staff has verified is consistent with and exceeds
requirements of the Zoning Regulations.
Table 2: Westmont Living Facility Parking
4 EV Ready spaces are equipped with full electric vehicle charging equipment and EV Capable spaces are served by
an empty raceway to supply power for future EV charging stations at any given time.
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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 Attachment H). Mitigation
measures in the areas of Air Quality, Biological, Cultural Resources/Tribal Cultural Resources,
Greenhouse Gas, Noise, and Transportation, are recommended to reduce potential impacts to less
than significant levels.
The Draft IS/MND was released for the 30-day public review period on August 6, 2020 and the
public review period will conclude on September 6, 2020. Comments received on the Draft
IS/MND were incorporated as appropriate into the Final IS/MND. The Final IS/MND is
available at the following website: http://www.slocity.org/government/department-
directory/community-development/documents-online/environmental-review-documents
Policy Context
The project is consistent with several community goals, policies and programs for the
development that relate to the project site including Special Focus Area policies, Neighborhood
Connections, Mixed-use Developments and Convenience, and Neighborhood Compatibility.
Attachment G provides the full consistency General Plan and Specific Plan analysis narrative.
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 Tribune 30 and 13 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
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, Transportation, Building, Utilities, and Fire. Comments have been incorporated
into the presented evaluation and conditions of approval.
CONSISTENCY COVID-19 ORDERS AND CURRENT FISCAL CONTINGENCY PLAN
The activity is presently allowed under the State and Local emergency orders associated with
COVID-19. This project and associated staff work will be reimbursed directly or indirectly
through fees and therefore is consistent with the guidance of the City’s Fiscal Health
Contingency Plan.
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FISCAL IMPACT
Budgeted: No Budget Year: N/A
Funding Identified: No
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 future
commercial uses 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.
Attachments:
a - Draft Resolution
b - Draft Ordinance
b - Exhibit A to Draft Ordinance
c - COUNCIL READING FILE - Applicant Narrative, PC Minutes, and ARC Minutes
d - Planning Commission Resolution No. PC1002-2019
e - Oasis Associates Response to ARC Review
f - ALUC Consistency Findings and Conditions
g - General Plan and Specific Plan Consistency Analysis
h - COUNCIL READING FILE - Project Plans
i - COUNCIL READING FILE - Initial Study and Mitigated Negative Declaration
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R _______
RESOLUTION NO. ______ (2020 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
LUIS OBISPO, CALIFORNIA, APPROVING THE GENERAL PLAN
AMENDMENT FOR 660 TANK FARM ROAD, VESTING TENTATIVE
TRACT MAP, CREEK SETBACK EXCEPTION, AND MAJOR
DEVELOPMENT REVIEW APPROVING DEVELOPMENT OF AN
ASSISTED LIVING FACILITY AND ADOPTING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL REVIEW AS
REPRESENTED IN THE CITY COUNCIL AGENDA REPORT AND
ATTACHMENTS DATED SEPTEMBER 15, 2020 (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, Creek setback
exception, and Architectural review to allow a 133,656 square foot assisted living facility including
139 living units and support services; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
on September 15, 2020 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, State Planning Law allows any mandatory element of the General Plan to be
amended as many as four times in a calendar year and no amendments to the Land Use Element
have occurred this calendar year; 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) that includes a Specific Plan
Amendment, General Plan Amendment and Rezone, Tentative Tract Map, Creek setback
exception, and Architectural review to allow development of an assisted living facility up to
133,656 square feet in size including 139 living units and support services based on the following
findings:
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Resolution No. _____ (2020 Series) Page 2
R ______
General Plan Amendment, Rezone, and Airport Area Specific Plan Amendment 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 amendments are consistent with policy objectives of the Broad Street and
Tank Farm Road Special Focus area since it would allow for 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 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 Westmont Living Facility 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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Resolution No. _____ (2020 Series) Page 3
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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 Zone with Specific Plan and
Special Focus Overlay (C -C -SP-SF).
2. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the
General Plan because the proposed subdivision respects existing site constraints, will
incrementally add to the City’s commercial and adult/senior care inventory, results in
parcels that meet prescribed density standards, and will be consistent with the development
standards of the Airport Area Specific Plan (AASP).
3. The design of the vesting tentative tract map and the proposed improvements as designed
and conditioned herein are not likely to cause serious health problems, substantial
environmental damage or substantially and unavoidably injure fish or wildlife or their
habitat.
4. The tentative map, as conditioned, will comply with all environmental mitigation
measures prescribed herein, and therefore is consistent with the California Environmental
Quality Act, and the Initial Study-Mitigated Negative Declaration (IS-MND).
5. The development provides a public benefit because it provides an assisted living facility
not otherwise available in the immediate area and would allow for a mix of future
commercial and office uses, it is located along a major transit, bike, and pedestrian corridor,
and is in close proximity to workplaces and services.
6. The proposed design exception to allow 11’ travel lanes on Tank Farm Road respond to
existing constraints and are supported by the Public Works Transportation Division since
the minor exception will continue to permit reconfiguration of travel lanes to maximize
safe vehicle movements through the area in a manner consistent with the Circulation
Element.
7. The proposed creek setback exception will permit an appropriate buffer to be established
along the area of the creek-way, will account for the irregular configuration of the subject
property in this area, includes creek habitat restoration, and will not result in a reduction of
open space along this section of Orcutt Creek that would otherwise compromise habitat
protection in the area and is consistent with the policies of the Conservation and Open
Space Elements of the General Plan.
SECTION 2. California Environmental Quality Act (CEQA), Findings, Mitigation
Measures, and Mitigation Monitoring Program. The City Council hereby adopts the Final Initial
Study-Mitigated Negative Declaration (IS-MND, SCH #2019049030), finding it adequately
identifies the projects potential impacts with incorporation of the following mitigation measures
and monitoring programs:
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Air Quality
AQ-1 Standard Control Measures for Construction Equipment
The following standard air quality mitigation measures shall be implemented during the
site preparation and grading phases of construction at the project site:
• 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 nontaxed version suitable for use off-road);
• Comply with the State Off-Road Regulation;
• Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification
standard for on-road heavy-duty diesel engines, and comply with the State On-Road
Regulation;
• Construction or trucking companies with fleets that do not have engines in their fleet
that meet the engine standards identified in the above two measures (e.g. captive or
NOX exempt area fleets) may be eligible by proving alternative compliance;
• All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs
shall be posted in the designated queuing areas and or job sites to remind drivers and
operators of the 5 minute idling limit;
• Diesel idling within 500 feet of sensitive receptors shall not be not permitted;7
• 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.
Monitoring Program: These measures shall be noted on project grading and building plans for
review and approval by the City Community Development Department. Compliance shall be
verified during construction by the City during regular inspections, in coordination with the
County of San Luis Obispo Air Pollution Control District, as necessary.
AQ-3 The project would result in ROG and NOx operational emissions that exceed the
SLOAPCD threshold of 25 lbs/day. Prior to issuance of construction permits, the applicant
shall identify at least 8 mitigation measures from Table 3-5 of the SLOAPCD CEQA Air
Quality Handbook to incorporate into the project. Prior to occupancy, final inspection, or
establishment of the use, whichever occurs first, the project shall demonstrate that it has
implemented such measures. If the project obtains a GreenPoint rating or is LEED certified,
the applicant shall only need to implement 6 mitigation measures from Table 3-5 of the
SLOAPCD CEQA Air Quality Handbook.
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Monitoring Program: These measures shall be noted on project grading and building plans for
review and approval by the City Community Development Department. Compliance shall be
verified prior to occupancy or final inspection by the City, in coordination with the County of San
Luis Obispo Air Pollution Control District, as necessary.
AQ-4 This project is greater than 4 acres and within 1,000 feet of sensitive receptors (residential
units). Construction activities can generate fugitive dust, which could be a nuisance to
residents and businesses in close proximity to the proposed construction site. Projects with
grading areas that are greater than 4-acres or are within 1,000 feet of any sensitive receptor
shall implement the following measures to manage fugitive dust emissions such that they
do not exceed the APCD’s 20% opacity limit (APCD Rule 401) or prompt nuisance
violations (APCD Rule 402):
a. Reduce the amount of the disturbed area where possible;
b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne
dust from leaving the site and from exceeding the APCD’s limit of 20% opacity for
greater than 3 minutes in any 60-minute period. Increased watering frequency
would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable)
water should be used whenever possible. When drought conditions exist and water
use is a concern, the contractor or builder should consider the use of an APCD-
approved dust suppressant where feasible to reduce the amount of water used for
dust control. Please refer to the following link from the San Joaquin Valley Air
District for a list of potential dust suppressants: Products Available for Controlling
Dust;
c. All dirt stock pile areas should be sprayed daily and covered with tarps or other dust
barriers as needed;
d. Permanent dust control measures identified in the approved project revegetation and
landscape plans should be implemented as soon as possible, following completion
of any soil disturbing activities;
e. Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading should be sown with a fast germinating, non-invasive
grass seed and watered until vegetation is established;
f. All disturbed soil areas not subject to revegetation should be stabilized using
approved chemical soil binders, jute netting, or other methods approved in advance
by the APCD;
g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon
as possible. In addition, building pads should be laid as soon as possible after
grading unless seeding or soil binders are used;
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved
surface at the construction site;
i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or
should maintain at least two feet of freeboard (minimum vertical distance between
top of load and top of trailer) in accordance with California Vehicle Code (CVC)
Section 23114;
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j. “Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the
exterior surfaces of motor vehicles and/or equipment (including tires) that may then
fall onto any highway or street as described in CVC Section 23113 and California
Water Code 13304. To prevent ‘track out’, designate access points and require all
employees, subcontractors, and others to use them. Install and operate a ‘track-out
prevention device’ where vehicles enter and exit unpaved roads onto paved streets.
The ‘trackout prevention device’ can be any device or combination of devices that
are effective at preventing track out, located at the point of intersection of an
unpaved area and a paved road. Rumble strips or steel plate devices need periodic
cleaning to be effective. If paved roadways accumulate tracked out soils, the
trackout prevention device may need to be modified;
k. Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers shall be used with reclaimed water where feasible.
Roads shall be pre-wetted prior to sweeping when feasible;
l. All PM10 mitigation measures required should be shown on grading and building
plans; and
m. The contractor or builder shall designate a person or persons whose responsibility
is to ensure any fugitive dust emissions do not result in a nuisance and to enhance
the implementation of the mitigation measures as necessary to minimize dust
complaints and reduce visible emissions below the APCD’s limit of 20% opacity
for greater than 3 minutes in any 60-minute period. Their duties shall include
holidays and weekend periods when work may not be in progress (for example,
wind-blown dust could be generated on an open dirt lot). The name and telephone
number of such persons shall be provided to the APCD Compliance Division prior
to the start of any grading, earthwork or demolition (Contact Tim Fuhs at 805- 781-
5912).
Monitoring Program: These measures shall be noted on project grading and building plans for
review and approval by the City Community Development Department. Compliance shall be
verified during construction by the City during regular inspections, in coordination with the
County of San Luis Obispo Air Pollution Control District, as necessary.
AQ-5 The applicant shall retain a registered geologist to conduct a geologic evaluation of the
property including sampling and testing for naturally occurring asbestos in full compliance
with California Air Resources Board Air Toxics Control Measure (ATCM) for
Construction, Grading, Quarrying, and Surface Mining Operations (93105) and SLOAPCD
requirements. This geologic evaluation shall be submitted to the City Community
Development Department upon completion. If the geologic evaluation determines that the
project would not have the potential to disturb asbestos containing materials (ACM), the
applicant must file an Asbestos ATCM exemption request with the SLOAPCD.
Monitoring Program: This applicant shall retain a registered geologist to conduct a geologic
evaluation of the property including sampling and testing for naturally occurring asbestos prior to
issuance of grading permits or prior to any site disturbance or grading activities. Compliance shall
be verified during construction by the City during regular inspections, in coordination with the
County of San Luis Obispo Air Pollution Control District, as necessary.
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AQ-6 If asbestos containing materials (ACM) are determined to be present onsite, proposed
earthwork, demolition, and construction activities shall be conducted in full compliance
with the various regulatory jurisdictions regarding ACM, including the ARB Asbestos Air
Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface
Mining Operations (93105) and requirements stipulated in the National Emission Standards
for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos; NESHAP). These
requirements include, but are not limited to, the following:
1. Written notification, within at least 10 business days of activities commencing, to the
SLOAPCD;
2. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and,
3. Implementation of applicable removal and disposal protocol and requirements for
identified ACM.
Monitoring Program: If asbestos containing materials (ACM) are determined to be present
onsite, this measure shall be noted on project grading and building plans for review and approval
by the City Community Development Department. Compliance shall be verified during
construction by the City during regular inspections, in coordination with the County of San Luis
Obispo Air Pollution Control District, as necessary.
AQ-7 The applicant shall implement the following measures to reduce the risk associated with
disturbance of ACM and lead-coated materials that may be present within the existing
structure onsite:
a. Demolition of the on-site structure shall comply with the procedures required by the
National Emission Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M –
Asbestos) for the control of asbestos emissions during demolition activities.
SLOAPCD is the delegated authority by the U.S. EPA to implement the Federal
Asbestos NESHAP. Prior to demolition of on-site structures, SLOAPCD shall be
notified, per NESHAP requirements. The project applicant shall submit proof that
SLOAPCD has been notified prior to demolition activities to the City Community
Development Department.
b. If during the demolition of the existing structure, paint is separated from the
construction materials (e.g., chemically or physically), the paint waste shall be
evaluated independently from the building material by a qualified hazardous materials
inspector to determine its proper management. All hazardous materials shall be handled
and disposed of in accordance with local, state, and federal regulations. According to
the Department of Toxic Substances Control (DTSC), if the paint is not removed from
the building material during demolition (and is not chipping or peeling), the material
can be disposed of as non-hazardous construction debris. The landfill operator shall be
contacted prior to disposal of lead-based paint materials. If required, all lead work plans
shall be submitted to SLOAPCD at least 10 days prior to the start of demolition. The
applicant shall submit proof that paint waste has been evaluated by a qualified
hazardous waste materials inspector and handled according to their recommendation to
the City Community Development Department.
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Monitoring Program: This measure shall be noted on project grading and building plans for
review and approval by the City Community Development Department. Compliance shall be
verified during construction by the City during regular inspections, in coordination with the
County of San Luis Obispo Air Pollution Control District, as necessary.
Biological Resources
BIO-1. Vegetation Removal Timing. Vegetation removal and initial site disturbance for any
project elements shall be conducted between September 1st and January 31st outside of the
nesting season for birds. If vegetation removal is planned for the nesting bird season
(February 1st to August 31st), then preconstruction nesting bird surveys shall be required
within one week prior to construction activities to determine if any active nests would be
impacted by project construction. If no active nests are found, and vegetation removal is
conducted within 5 days of the survey and is done continuously, then no further survey
work shall be required. Additional surveys during the nesting season shall be conducted as
needed if there is any break in vegetation removal, grading and/or construction lasting more
than 5 days. If any active nests are found that would be impacted by vegetation removal,
grading and/or construction, then the nest sites shall be avoided with the establishment of
a non-disturbance buffer zone around active nests as determined by a qualified biologist.
Nest sites shall be avoided and protected within the non-disturbance buffer zone until the
young are no longer reliant on the nest site for survival (have fledged) as determined by a
qualified biologist. All workers shall receive training on good housekeeping practices
during construction that will discourage nests from being established within the work area
(e.g., cover stored pipe ends, cover all equipment being used daily, etc.) A qualified
biologist shall regularly walk the construction area to look for nest starts and review site
for good housekeeping practices. As such, avoiding disturbance or take of an active nest
would reduce potential impacts on nesting birds to a less-than-significant level.
Monitoring Program: This measure shall be noted on all grading and construction plans. In the
event vegetation removal and site disturbance are planning for the bird nesting season, the
applicant shall provide evidence that a qualified biologist has been retained to complete nesting
bird surveys, prior to any site disturbance or grading. The preconstruction surveys shall occur
within one week prior to construction activities. A report shall be submitted by the biologist to the
City Community Development Department and Natural Resources Manager within 48 hours of
completion of surveys. In the event that active nests are found, no work shall commence in the
nest buffer zone until the qualified biologist has provided clearance to commence work. Such
clearance shall be provided to the City Community Development Department and Natural
Resources Manager within 24 hours of such determination. The City Community Development
Department and Natural Resources Manager shall verify compliance.
BIO-2. Clean Water Act Permitting. The applicant shall obtain Clean Water Act (CWA)
regulatory compliance in the form of a permit from the U.S. Army Corps of Engineers
(Corps) or written documentation from the Corps that no permit would be required for the
proposed road crossing. Should a permit be required, the applicant shall implement all the
terms and conditions of the permit to the satisfaction of the Corps. Corps permits and
authorizations require applicants to demonstrate that the proposed project has been
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designed and will be implemented in a manner that avoids and minimizes impacts on
aquatic resources to the extent practicable. Compliance with Corps permitting would also
include obtaining and CWA 401 Water Quality Certification from the Regional Water
Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require
compensatory mitigation for unavoidable permanent impacts on waters of the U.S./State to
achieve the goal of a no net loss of wetland values and functions. As such, with
implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory
compliance would reduce potential impacts on waters of the U.S. to a less than significant
level.
Monitoring Program: The applicant shall obtain a permit from the Corps prior to issuance of
grading or construction permits, or prior to any site disturbance or grading activities.
BIO-3. Streambed Alteration Agreement. The applicant shall obtain compliance with Section
1602 of the California Fish and Game Code (Streambed Alteration Agreements) in the
form of a completed Streambed Alteration Agreement or written documentation from the
CDFW that no agreement would be required for the proposed road crossing. Should an
agreement be required, the property owners shall implement all the terms and conditions
of the agreement to the satisfaction of the CDFW. The CDFW Streambed Alteration
Agreement process encourages applicants to demonstrate that the proposed project has
been designed and will be implemented in a manner that avoids and minimizes impacts in
the stream zone. In addition, CDFW may require compensatory mitigation for unavoidable
permanent impacts on waters of the State. As such, with implementation of the 3:1 ratio of
creek enhancement mitigation plantings and regulatory compliance would reduce potential
impacts on waters of the U.S. to a less than significant level.
Monitoring Program: The applicant shall provide evidence of compliance prior to issuance of
grading or construction permits, or prior to any site disturbance or grading activities. The City
Community Development Department and Natural Resources Manager shall verify compliance.
BIO-4. Wetland Replacement and Riparian Enhancement Plan. The applicant shall retain a
qualified biologist to prepare a wetland replacement and riparian enhancement plan. The
plan shall provide for a minimum of 3:1 mitigation area for the wetland area to be impacted
and shall be designed to the satisfaction of the Corps, RWQCB, and CDFW. The plantings
for the riparian enhancement area shall include native species and shall be placed in a
manner to ensure their success. The plan shall include a cost estimate for the
implementation of the plantings. The applicant shall implement the wetland replacement
and riparian enhancement plan within 60 days of completion of grading and site
disturbance activities.
Monitoring Program: The applicant shall submit the plan prior to issuance of grading or
construction permits, or prior to any site disturbance or grading activities. The plan shall be
implemented within 60 days of completion of grading and site disturbance activities. The City
Community Development Department and Natural Resources Manager shall verify compliance.
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BIO-5. Wetland Replacement and Riparian Enhancement Plan Monitorin g. The applicant
shall retain a qualified biologist or landscape architect for the purpose of monitoring the
success of the mitigation planting area. The monitoring contract shall include a requirement
that the monitor conduct, at a minimum, an annual site visit and assessment of the planting
success for 10 years and an annual submittal of a monitoring report to the City Community
Development Department and Natural Resources Manager. The applicant shall also post a
bond for the cost of implementing the mitigation planting. If the monitoring demonstrates
that the plan has been successfully implemented, the bond shall be returned. If the
monitoring demonstrates that the plan has not been successfully implemented, the applicant
shall submit a revised plan for review and approval. If the revised plan successfully
implemented after two years, the City Community Development Department and Natural
Resources Manager shall use the bond to hire a licensed landscape architect to implement
and maintain the revised plan.
Monitoring Program: The applicant shall provide evidence that a qualified biologist or landscape
architect has been retained for the purpose of monitoring the mitigation planting area, and bond
shall be posted, prior to issuance of grading or construction permits, or prior to any site disturbance
or grading activities. The City Community Development Department and Natural Resources
Manager shall verify compliance.
Cultural Resources
CR-1 Halt Work Order for Discovery of Previously Unidentified Cultural Resources. In the
event that historical or archaeological remains are discovered during earth disturbing
activities associated with the project, construction activities shall cease, and the City
Community Development Department shall be notified so that the extent and location of
discovered materials may be recorded by a qualified specialist (paleontologist, historian,
archaeologist) and disposition of artifacts may be accomplished in accordance with state
and federal law. After the find has been appropriately mitigated, work in the area may
resume. A Native American tribal representative shall monitor any mitigation excavation
associated with Native American materials.
CR-2 Halt Work Order for Discovery of Human Remains. In the event that human remains
are unearthed, the applicant shall notify the City Community Development Department and
shall comply with State Health and Safety Code Section 7050.5, which requires that no
further disturbance shall occur until the County of San Luis Obispo Coroner has made a
determination of origin and disposition pursuant to Public Resources Code Section
5097.98. The County Coroner must be notified of the find immediately. If the human
remains are determined to be Native American, the County Coroner will notify the Native
American Heritage Commission within 24 hours, which will determine and notify a Most
Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48
hours of notification and may recommend scientific removal and nondestructive analysis
of human remains and items associated with Native American burials.
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Monitoring Program: These conditions shall be noted on all grading and construction plans. The
City Community Development Department shall verify compliance, including preparation and
implementation of the Monitoring Plan, and review and approval of cultural resources monitoring
reports documenting compliance with required mitigation measures.
Greenhouse Gasses
GHG-1 Monterey Bay Community Power. Prior to final inspection, occupancy, or establishment of
the use, the applicant shall demonstrate that the subject use has made an operational
commitment to participate in Monterey Bay Community Power. Any rental or lease agreement
for individual tenant spaces shall include a requirement that the tenant continue participation
in Monterey Bay Community Power. This participation shall continue until PG&E or another
electric provider provides 100 percent carbon-free electricity, at which point the applicant or
tenant may elect to switch services to such a provider.
Monitoring Program: Compliance shall be verified by the City prior to final inspection or occupancy.
Noise
N-1 Construction Equipment Best Management Practices. For all construction activity at the
project site that exceeds 60 dBA at the property line with the mobile home park to the west,
and for future construction activity associated with development on the eastern portion of the
project site that exceeds 60 dBA at the property line with the Westmont Living facility,
construction equipment noise attenuation techniques shall be employed to ensure that noise
levels are maintained within levels allowed by the City of San Luis Obispo Municipal Code,
Title 9, Chapter 9.12 (Noise Control). Such techniques shall include:
• Sound blankets on noise-generating equipment.
• Stationary construction equipment that generates noise levels above 60 dBA at the project
boundaries shall be shielded with barriers that meet a sound transmission class (a rating of
how well noise barriers attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be equipped with
factory-recommended mufflers.
• For stationary equipment, the applicant shall designate equipment areas with appropriate
acoustic shielding on building and grading plans. Equipment and shielding shall be
installed prior to construction and remain in the designated location throughout
construction activities.
• Electrical power shall be used to power air compressors and similar power tools.
• The movement of construction-related vehicles, with the exception of passenger vehicles,
along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00
AM and 7:00 PM, Monday through Saturday. No movement of heavy equipment shall
occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day).
• As needed, temporary sound barriers shall be constructed between the construction site and
the mobile home park to the west.
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In the event the residential uses at the mobile home park site have been removed (i.e. the site is
under construction), and/or if the Westmont Living facility is not occupied or operational during
future construction of the eastern portion of the project site, then construction equipment noise
attenuation techniques do not need to be implemented.
N-2 Neighboring Property Owner Notification and Construction Noise Complaints. The
contractor shall inform the property owner and current tenants of the mobile home park to
the west of the project site, prior to initiation of any construction activities, of the proposed
construction timelines and noise complaint procedures to minimize potential annoyance
related to construction noise. In the event the residential uses at the mobile home park site
have been removed (i.e. the site is under construction), notification is not required. If the
Westmont Living facility is occupied or operational prior to construction of future uses on
the project site, the contractor shall inform the property owner and current tenants of the
facility of the proposed construction timelines and noise complaint procedures to minimize
potential annoyance related to construction noise. Proof of mailing the notices shall be
provided to the Community Development Department prior to issuance of grading permits
or initiation of site disturbance. Signs identifying the noise complaint procedures shall be
in place before the beginning of and throughout grading and construction activities. Noise-
related complaints shall be directed to the City’s Community Development Department.
Monitoring Program: Construction plans shall note construction hours, truck routes, and
construction Best Management Practices (BMPs) and shall be submitted to th e City for approval
prior to grading and building permit issuance for each project phase. BMPs shall be identified and
described for submittal to the City for review and approval prior to building or grading permit
issuance. BMPs shall be adhered to for the duration of the project. The applicant shall provide and
post signs stating these restrictions at construction site entries. Signs shall be posted prior to
commencement of construction and maintained throughout construction. Schedule and neighboring
property owner notification mailing list shall be submitted 10 days prior to initiation of any earth
movement. The Community Development Department shall confirm that construction noise
reduction measures are incorporated in plans prior to approval of grading/building permit issuance.
All construction workers shall be briefed at a pre-construction meeting on construction hour
limitations and how, why, and where BMP measures are to be implemented. A workday schedule
will be adhered to for the duration of construction for all phases.
City staff shall ensure compliance throughout all construction phases. Building inspectors and
permit compliance staff shall periodically inspect the site for compliance with activity schedules
and respond to complaints.
Transportation
TR-1 Tank Farm Road from Broad through Project Site to Mindbody intersection . The
applicant shall widen Tank Farm Road along the project frontage to provide two westbound
motor vehicle through lanes, bike lanes, landscaped parkway and sidewalk. The ultimate
street cross section shall be in substantial conformance with the typical cross section
identified for the parkway arterial designation in the Airport Area Specific Plan, with final
geometric design elements to be approved to the satisfaction of the Public Works Director.
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Monitoring Program: This improvement shall be incorporated into project improvement plans
for review and approval by the City Community Development and Public Works Departments.
The improvement shall be installed prior to occupancy/final inspection or establishment of any use
on the site. Compliance shall be verified by the City Community Development and Public Works
Departments prior to approval of grading plans and prior to issuance of occupancy certificate or
approval of final inspections.
TR-2 Internal intersection with SESLOC property. The applicant shall install a single-lane
roundabout at the internal site intersection of the Mindbody Road extension adjacent to
SESLOC on the north property line to encourage smooth traffic flow between the sites.
The City Transportation Department Division may approve an alternative intersection
control type, such as all-way stop control, if a roundabout is found to be geometrically
infeasible at this location.
TR-3 Existing SESLOC driveway. The applicant shall remove the existing right-in/right-out
driveway on Broad Street upon completion of the new Broad Street driveway constructed
as part of this project. The applicant shall ensure adequate access is maintained to the
SESLOC property during project construction.
Monitoring Program: This improvement shall be incorporated into project improvement plans
for review and approval by the City Community Development and Public Works Departments.
The improvement shall be installed prior to occupancy/final inspection or establishment of any use
on the site. Compliance shall be verified by the City Community Development and Public Works
Departments prior to approval of grading plans and prior to issuance of occupancy certificate or
approval of final inspections.
TR-4 Tank Farm Road from Old Windmill Lane to Santa Fe Road. The project shall make
a fair share contribution of the cost of widening Tank Farm Road to four lanes between
Santa Fe Road and Old Windmill Lane.
TR-5 Broad Street/Industrial Way. The project shall make fair share project contributions to
convert the east and west approaches from split phasing to permissive phasing and
restriping both approaches to provide dedicated left turn lanes and shared through/right
turn lanes.
TR-6 Fair Share Contributions. The project applicant shall pay Citywide Traffic Impact Fees
to satisfy fair share mitigation obligations towards the following future transportation
improvements:
• Tank Farm Road/Higuera Street: Installation of a second southbound left turn lane.
• Tank Farm Road/Santa Fe Road: Installation of a multi-lane roundabout.
• Broad Street/Tank Farm Road: Installation of a dedicated northbound right turn lane,
addition of a second southbound left turn lane, conversion of the westbound right turn
lane to a shared through/right lane and establish time-of-day timing plans.
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Monitoring Program: The applicant shall pay their fair-share contribution for improvements to
the intersections prior to issuance of construction permits for any structure. Compliance shall be
verified by the City Community Development Department prior to issuance of any construction
permits.
SECTION 3 . Action. The City Council hereby approves the proposed project (SPEC-
1482-2018, SBVD-1483-2018, ARCH-1486-2018) that includes a Specific Plan Amendment,
General Plan Amendment and Rezone, Tentative Tract Map, Creek setback exception, and
Architectural review to the development of up to 133,656 square feet of assisted living facility
including 139 living units and support services, subject to the following conditions:
Planning Division – Community Development Department
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
final approved color and material board.
3. The locations of all exterior lighting, including lighting on the structure, bollard style
landscaping or path lighting, shall be included in plans submitted for a building permit. All
wall-mounted lighting fixtures shall be clearly called out on building elevations included as
part of working drawings. All wall-mounted lighting shall complement building architecture.
The lighting schedule for the building shall include a graphic representation of the proposed
lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall
be shielded to ensure that light is directed downward consistent with the requirements of the
City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning
Regulations.
4. Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will provide adequate
screening. A line-of-sight diagram may be required to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
5. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with
corresponding symbols for each plant material showing their specific locations on plans.
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6. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utili ties
Director, the backflow preventer and double-check assembly shall be located in the street yard
and screened using a combination of paint color, landscaping and, if deemed appropriate by
the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
7. Inclusionary Housing. Prior to issuance of building permits, inclusionary in-lieu fees of 5%
of building evaluation shall be paid.
8. 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.
9. For the life of the project, the project shall comply with the San Luis Obispo Air Pollution
Control District regulations, including, but not limited to:
• Rule 501 – developmental burning
• Rule 504 – residential wood combustion
• Portable generators and equipment with engines that are 50 horsepower or greater
require a permit to operate and may require a health risk assessment.
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Code Requirement:
10. REACH CODE COMPLIANCE BUILDING PERMIT SUBMITTAL REQUIREMENTS:
Energy Modeling Report: The project shall submit the final Energy Modeling Report in
the permit plans demonstrating compliance with both the statewide energy code plus the
local energy requirements using either Option 1 or Option 2 below.
Option 1. An All-Electric Building complies with the performance standards if both the
Total Energy Design Rating and the Energy Efficiency Design Rating for the Proposed
Building are no greater than the corresponding Energy Design Ratings for the Standard
Design Building.
Option 2. A Mixed-Fuel Building complies with the performance standards if the energy
budget calculated for the Proposed Design Building has a compliance margin, relative to the
energy budget calculate for the Standard Design Building, of at least the value specified for
the corresponding occupancy type in Table 140.1-A below.
Table 140.1-A MIXED FUEL BUILDING COMPLIANCE MARGINS
Occupancy Type Compliance Margin
Office / Retail 15%
Hotel/motel and High-rise residential 9%
All other occupancies in buildings with both indoor lighting
and mechanical systems
5%
All other occupancies in buildings with indoor lighting or
mechanical systems but not both
5%
Clean Energy Choice Program Building Permit Certificate of Compliance: The project
shall include a completed and signed Clean Energy Choice Program Building Permit
Certificate of Compliance with the energy compliance documentation. The completed
Certificate must be included as an additional submittal on the plan sheets containing the Title
24 Report. Visit the Clean Energy Choice Program Compliance Webpage to download the
certificate: (www.slocity.org/energyreachcode).
FINAL INSPECTION REQUIREMENTS
Clean Energy Choice Program Building Final Inspection Certificate of Compliance:
During the Building Final Inspection, the project team shall deliver a completed and signed
Clean Energy Choice Program Building Final Inspection Certificate of Compliance. If re-
design occurs on the project, the applicant must resubmit the energy compliance model for
review and it must still show compliance with local and state energy standards.
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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.
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.
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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.
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;
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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.
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.
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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.
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.
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.
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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 existi ng public and
private utility depths shall be completed to confirm that a gravity sewer can be achieved
with gradients and utility clearances per City Engineering Standards.
Transportation Division - Public Works Department
42. The project shall pay all required transportation impact fees, including participation in the
Citywide Transportation Impact Fee Program and the County’s Highway 227 Impact Fee
Program, and fair share mitigation contributions as indicated in the traffic impact study, dated
July 2020, and project environmental documents before any building permits are issued.
43. The following required public improvements shall be completed by the property owner prior
to issuance of any occupancy permits:
• Restripe 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. As part of Broad Street striping
modifications, install buffered bike lanes along Broad Street between Industrial and
Tank Farm to the satisfaction of the Public Works Director. A portion of these costs
may be eligible for Citywide Transportation Impact Fee credits.
• Reconstruct the Broad Street project frontage to current City Engineering Standards.
Frontage improvements shall include installation of curb and gutter, a sidewalk -level
Class IV bike lane (protected bike lane) with an entry ramp from the street level, and a
pedestrian sidewalk.
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• Reconstruct the Tank Farm Road project frontage to current City Engineering Standards.
Frontage improvements shall widen the northern side of Tank Farm Road to a cross
section that substantially conforms with the ultimate section identified in the Airport
Area Specific Plan to the satisfaction of the Public Works Director. Frontage
improvements shall include widening to provide a continuous second westbound auto
lane, installation of curb and gutter, a landscaped parkway at the back of curb, sidewalk-
level Class IV bike lane, pedestrian sidewalk and driveway/intersection transitions.
Depending on timing of related frontage improvements with development of the
adjacent property at 650 Tank Farm Road, interim roadway striping and geometric
transitions may be approved to the satisfaction of the Public Works Director.
• Construct protected bicycle intersection features at the northwest corner of the
Broad/Tank Farm intersection to improve bicycle and pedestrian accessibility and
crossing safety. Designs shall be consistent with best practice design guidance published
by the Federal Highway Administration (FHWA), Caltrans, and the National
Association of City Transportation Officials (NACTO). Improvements may require
traffic signal modifications. A portion of these costs may be eligible for Citywide
Transportation Impact Fee credits.
• Abandon SESLOC driveway to the north of the project site and reconstruct sidewalk,
parkway and gutter to City Standards.
• The median on Tank Farm along the project frontage and at the west leg of the Tank
Farm/Mindbody intersection shall be reconstructed in concrete, per City Engineering
Standards to the satisfaction of the Public Works Director.
• 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.
If the applicant proposes a driveway design that does not include a raised center median
on Broad Street to physically restrict left-turns exiting the project site, the project
applicant shall be required to provide the following:
a. Fund the costs of preparing a traffic engineering study to be performed a 6 and
12 months following project occupancy by a qualified professional to be selected
from the City’s traffic engineering on-call consultant list. The traffic study shall
review collision history and site observations at the new driveway to determine
if unsafe driver behavior warrants addition of a center median to more effectively
eliminate left-turns exiting the site.
b. Prior to issuance of occupancy permits, the project applicant would be required
to provide a bond to cover the incremental cost needed to install a raised center
median on Broad Street if the findings of the traffic engineering study indicates
that further access controls are warranted. Bonds would be released if the six-
and 12-month traffic studies conclude that no further improvements are required.
• Complete traffic signal modifications and other intersection improvements at the Tank
Farm / Mindbody intersection to the satisfaction of the Public Works Director. Required
traffic signal improvements include modifications to signal poles, signal heads, cables,
pedestrian signals and push buttons, controller programing, cabinet equipment, video
detection, 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. Intersection improvements include installation of a dedicated eastbound
left turn pocket (with median), a westbound right-turn pocket, ADA curb ramps on the
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northern corners, pedestrian and bicycle crossing treatments at the north leg of the
intersection, and construction of the new on-site roadway serving as the north leg of the
intersection.
44. If the Tank Farm/Mindbody intersection and traffic signal improvements are constructed
earlier by others prior to development of the proposed Project, the applicant shall be
responsible for a fair share contribution towards 50 percent of these costs via a private
reimbursement agreement or other mechanism to the satisfaction of the Community
Development Director.
45. 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.
46. The project shall make efforts to encourage bicycle and transit users. To this end, the project
shall include the following:
• Transit – The project applicant shall construct a bus turnout per City Engineering
Standard 4920 along Broad Street immediately north of the new ingress/egress driveway.
Transit stop amenities (i.e. flag sign, bench, shelter) shall be provided to the satisfaction
of the City Transit Manager.
• 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
47. 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.
48. Revisions to the existing sewer and water infrastructure, that may result from the proposed
land use modifications, shall be completed to the satisfaction of the Utilities Director to
minimize impacts to operations and maintenance of the services.
49. 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.
50. 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.
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51. Any private sewer services that cross one parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded
prior to final Building Permit. The proposed project shall include a private sewer lateral, no
force main, connecting near the west boundary of the project along Tank Farm Road, and
must be of enough depth to reach the northwest corner of the adjacent parcel to the north
(APN 053-231-050), and to the satisfaction of the Utilities Engineer.
52. 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.
53. 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.
54. 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.
55. Separate water and recycled water meters shall be provided for each new parcel in an area
accessible by the City.
56. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded prior
to issuance of a Building Permit.
57. 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.
58. 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.
59. Water flow rates and flow velocities shall comply with the minimum requirements of the
2016 Potable Water Distribution System Operations Master Plan.
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60. Final grades and alignments of all public and/or private water, recycled water, and sewer
shall be approved to the satisfaction of the Utilities Department. The final location,
configuration, and sizing of on-site service laterals and meters shall be approved by the
Utilities Director in conjunction with the review of the building plans, fire sprinkler plans,
and/or public improvement plans.
61. The project’s estimated total water use (ETWU) to support new ornamental landscaping
shall not exceed the project’s maximum applied water allowance (MAWA). Information
shall be submitted during the Building Permit Review Process for review and approval by
the Utilities Department prior to issuance of a Building Permit to support required water
demand of the project’s proposed landscaping.
62. A trash enclosure capable of storing the required bins for waste, recycling, and organics
shall be provided.
63. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City’s Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
Code Requirements:
64. 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.
65. At Building Permit submittal, a plan demonstrating adequate capacity for the depositing,
storage, and collection of non-hazardous, trash, recycling, and organic waste shall be
submitted for review and approved by the Utilities Engineer prior to permit issuance. The
plan shall demonstrate compliance with Public Resources Code sections 42649.8-42649.87
on the recycling of organic waste. “Organic waste” includes both yard and food waste.
Recycling and organics containers must be placed adjacent to trash, and must be visible,
accessible, and clearly marked. Trash enclosure storage capacity must be sufficient for
intent of use, and a letter confirming a waste service arrangement with the franchised
hauling company (San Luis Garbage Co.) is required.
The following weblink can be used as a resource to calculate approximate waste
generation:
https://www2.calrecycle.ca.gov/WasteCharacterization/BusinessGroupCalculator
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66. Projects having landscape areas greater than 500 square feet shall provide a Maximum
Applied Water Allowance calculation as required by the Water Efficient Landscape
Standards; Chapter 17.87 of the City’s Municipal Code.
Upon motion of Council Member_______________, seconded by Council Member
________________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this _____ day of ____________ 2020
____________________________________
Mayor Heidi Harmon
ATTEST:
_____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
______________________________________
J. Christine Dietrick
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on _____________________.
____________________________________
Teresa Purrington
City Clerk
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ORDINANCE NO. ______ (2020 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, REZONING AND AMENDING THE SPECIFIC
PLAN DESIGNATION FOR THE PROPERTY AT 660 TANK FARM
ROAD FROM BUSINESS PARK WITH SPECIFIC PLAN OVERLAY (BP-
SP) TO COMMUNITY COMMERCIAL WITH SPECIFIC PLAN AND
SPECIAL FOCUS OVERLAY (CC-SP-SF) AND AMENDING THE
AIRPORT AREA SPECIFIC PLAN DESIGNATION FOR 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 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
on September 15, 2020 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, 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 September 15, 2020; 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 ORDAINED , by the City Council of the City of San
Luis Obispo as follows:
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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
September 15, 2020, pursuant to Resolution No. ______ (2020 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 September_____, 2020.
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 would allow for 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 September 15, 2020 staff report to the
City Council for this project.
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Ordinance No. _____ (2020 Series) Page 3
O _____
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.
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Ordinance No. _____ (2020 Series) Page 4
O _____
INTRODUCED on the ______ day of _________ 2020, AND FINALLY ADOPTED
by the Council of the City of San Luis Obispo on ____ day of __________, 2020, on the
following vote:
AYES:
NOES:
ABSENT:
______________________________
Mayor Heidi Harmon
ATTEST:
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, on _________________.
Teresa Purrington
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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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2. Tenant signage is now located on the canopy ledge vs. the building wall(s).
3. Building 6 has been reconfigured and shifted to provide additional plaza area along the west and
south frontages. The north storefront glazing has been removed and replaced with trellis to maintain
four-sided architecture, while providing an interior back of house area for tenants and better
establishing public entry points. There is no change building square footage.
4. An additional pedestrian access to the project has been added along the Broad Street frontage.
Circulation & Public Improvements
1. The internal drive aisle between the Westmont facility and shopping center is designed in a
woonerf style; this design was reviewed by the ARC. Renderings of the woonerf design are
included in the updated project plans.
2. A phasing plan has been provided to show the proposed scope of public improvements associated
with the various components of the project.
Several of the ARC directional items were specific to either the Shopping Center or Westmont Living
component, however these references are not explicitly included in the meeting minutes. The
applicable component is noted after the item to provide context to the comment.
NWC = Shopping Center WL = Westmont Living NWC/WL = Sitewide or Circulation
ARC Direction Item Applicant’s Response
1. View pedestrian and bicycle connections
“holistically”, taking into consideration
community connectivity. (NWC/WL)
Additional pedestrian connections have been
added to the site design, see response
comments below for more details.
2.Show bike parking and EV stations dispersed
over sites. (NWC/WL)
Bike parking is distributed throughout the
site, near building entrances. EV stations are
also located at various location in the parking
areas and identified on A-010 and A1.1.
3.Add pedestrian walk along western
wetland/creek edge. (NWC/WL)
See SP-1 for proposed decomposed granite
pathway along creek edge.
4.Internal paseo or plaza. (NWC) Additional pedestrian connections have been
added. (See SP-1) Trellises where appropriate
and feasible have been added along the
connection paths (See TR-01 for design
detail.)
5.Include internal sidewalks-paths of travel from
street frontages to Grocery. (NWC)
6.Distinguish pedestrian walkway materials from
surroundings. (NWC/WL)
7.Include/add sidewalk along woonerf street –
address conflict between truck loading and peds.
(NWC/WL)
A function of the woonerf design is to “share
the road” and blur the hard delineations
between various transportation modes. The
delineated pedestrian crossings to the north
and south of Building 1 provide access to the
westerly sidewalk and the option of sidewalk
travel for pedestrians.
8.Make sidewalk along Tank Farm Rd more
pedestrian friendly (curvilinear, vertical elev).
(NWC/WL)
The 6 foot sidewalk along Tank Farm Road
includes a 5 foot landscaped parkway,
combined with the 15 (or more) feet of
landscaped area on the project, the
pedestrians will enjoy a “universal design”
sidewalk with dappled sunlight thanks to
street trees on both sides. The sidewalk is
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also buffered from the road and consistent
the City’s and Airport Area Specific Plan’s
design standards. See Sidewalk Section on
SP-1.
9.Increase setbacks along Tank Farm Rd. (NWC) Setbacks are consistent with the Airport Area
Specific standards which are 15-feet greater
than that required by the underlaying zoning.
10. Expand Tank Farm Rd landscaping to more
closely mirror the Retail Center landscaping.
(WL)
Street front landscape areas are of similar
size and design for the length of Tank Farm
Road. See SP-1, L1 (Westmont) for landscape
information,
11. More variety in street trees along frontage.
(NWC/WL)
Street tree variety will continue to be
consistent with City street tree standards
12. Avoid truncated hip roofs. (WL) Roof hips have been updated to reflect four-
sided full hip roofs (See Renderings 1 to 9)
13. Remove tack on trellis on 2nd floor –
incorporate true trellis/arbor on ground floor
with ample ground floor growing areas to
support vine growth on trellis/arbor. (WL)
Trellis have been removed from the design
and have been replaced with metal awnings.
See A5.1 for perspective rendering and See
A6.3 for awning detail.
14. Consider use of canopies/arcades to tie
buildings together. (NWC)
The shopping center buildings are designed
with entry awnings with a consistent design
aesthetic. Trellised sections of walkways
provide connection between the buildings.
Outdoor patio spaces have remained open for
flexibility of use and configuration by
tenants.
15. Add shading structures on elevations – passive
solar benefit. (WL)
See response to comment 13.
16. Neutral – restrained color pallets – no white
stucco or mustard colors. (WL)
Building color palette has been updated to a
restrained selection of terra, wood, and taupe
browns.
17. Address “billboard” architecture by revisiting
bldg. elevations and signage. (NWC)
Building faces no longer have any “billboard”
function as all tenant signage is proposed as
ledge signs on the metal canopies. The
building elevations and vertical articulation
are maintained to provide visual interest,
highlight building entry points, and design
character.
18. Define true sign program based on available
sign areas. (NWC/WL)
The project’s ledge signs for tenants complies
with the City-wide sign regulations. The other
monument signs (one for Westmont Living
and one for the Shopping Center were
included in the ARC reviewed designs.
19. Review setbacks of upper floors per
Guidelines (over 14’ – step back upper floor).
(NWC)
Our understanding is that this comment was
made in reference to Building 1
(anchor/grocer) of the shopping center. The
section of the guidelines is provided here for
reference:
Community Design Guideline 3.2.D.4
“Vertical wall articulation. The height of
building walls facing streets or on-site
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CP 0184 15 ● RL A 224 8 ● CLAR B 907
pedestrian areas should be varied so that the
vertical mass is divided into distinct, human-
scaled elements. See Figure 3-16.
a. Except on a pedestrian-oriented public
street where buildings are at the back of the
sidewalk, structures over 20 feet in height
(typical for structures of two stories or more)
should step-back the building mass at least
five feet for the portions of the structure above
14 feet (or the height where an actual second
story begins) to provide visual variation.”
Building 1 is a single-story structure with a
roof height of ±19 feet in height. This building
does not have a second story to accommodate
a setback. The parapet and roof heights
range from 22 to 34 feet. This style and
design are consistent, appropriate, and
typical for a well-designed and articulated
retail anchor building.
20. The “angled” building at the corner v. keeping
with the straight street edges. (NWC)
Community Design Guideline 3.1.C.2.b:
“Buildings may be angled to create interesting
juxtapositions if there is a clear and desirable
design goal to be achieved.”
The angle of the corner building responds to
a number of site design factors. The building
responds to an existing easement on the
corner while providing the greatest extent of
street presence possible as an anchor of the
corner. The soft angle of the building
orientation does not appear catawampus in
street view, yet the angle helps activate the
street corner by providing direct pedestrian
access into the center with street view of patio
areas and connections to other buildings.
21. Toning down and simplifying the architecture,
particularly the smaller buildings. (NWC)
Building architecture has been maintained to
provide vertical and horizontal articulation
and human-scale detailing. The center’s
overall design aesthetic provides a sense of
consistency but with individual designs for
each building.
End of Applicant’s Response
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General Plan and Specific Plan Co nsistency Analysis
General Plan Policy Consistency
The 2014 General Plan establishes several community goals, policies and programs for
development that relate to the project site. These include:
• Special Focus Area #12
• Neighborhood Connections
• Mixed-Use Developments and Convenience
• Neighborhood Compatibility
The project’s consistency with each is discussed below:
Special Focus Area #12 – General Plan Policy 8.13 provides that the project 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. The Westmont Living facility and a similar commercial development was
brought to the Planning Commission on June 13, 2018 for a conceptual policy review to receive
early, conceptual comments on the project’s potential consistency with the Special Focus Area
policies.
Since the Planning Commission recommendation on April 10, 2019, the applicant has revised the
project and is only moving forward with the Westmont Living facility at this time. The assisted
living and memory care facility remains as originally proposed, with no changes. The applicant
has indicated that future development of the eastern portion of the project site would a revised
commercial center, include replacing the proposed grocery store use with a medical office and
reducing the amount of proposed retail/restaurant space. A conceptual site plan of a potential future
development shows that the configuration of structures on the commercial portion of the property
would be altered. Any future development on the eastern portion of the project site, including a
revised commercial center, would require separate application and Architectural Review
Commission and Planning Commission determinations. Future development applications are
expected to incorporate the Planning Commission and Architectural Review Commission concerns
and comments related to consistency with this General Plan policy. These comments relate to
design features that include:
• Articulated walkways within and along the perimeter of the uses, as well as enhanced
connections between future commercial uses and Westmont Living facility.
• Improvements to future commercial service areas located along the central road access
to screen loading and unloading functions for the uses. This includes landscaping to
minimize visibility from off-site.
• Pedestrian meeting areas/plazas to connect pedestrian and bicycle routes into the site.
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 the project would provide 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 connecting to adjoining development would be
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enhanced, providing additional access options to motorists working or visiting the area. Future
development would be reviewed for internal access patterns to promote accessibility from off-site
and facilitate internal access the Westmont Living facility and future commercial uses. The
adjacent Agera Grove mixed-use project would have access into the site via the bridge crossing
Orcutt Creek (to be constructed by Agera Grove with that project). The project would construct an
extension of the Mindbody street that would connect to the SESLOC property and beyond to
Industrial Way. The project is consistent with these General Plan policies.
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, and is consistent with, the General
Plan policies encouraging retail shopping and food service options located onsite with residential
uses and close to employment centers, transportation corridors, and resident needs.
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 project
includes the potential for a mix of these uses as allowable land use types. Architectural design of
the Westmont Living facility is also consistent with architectural stylings found in the nearby area.
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. The project is consistent
with this General Plan policy. Future development on the eastern portion of the project site would
be submitted under a separate application and reviewed for consistency with this policy and the
Community Design Guidelines.
Airport Area Specific Plan (AASP) Consistency
First adopted by the City Council in 2005, the AASP included a series of goals, policies, and
programs to comprehensively guide development of the Planning Area. Additional guidelines and
development standards are included in the AASP, as well as infrastructure requirements and a plan
for implementation of the Plan. In 2014 the AASP was updated to reflect current planning
standards for the area.
Overall goals of the Specific Plan include:
• Provide a framework to move from County developments primarily focused on heavier
industrial and manufacturing uses to a blend of these established uses, both inside and
outside the City, with new uses focused on lighter industrial and manufacturing uses,
professional and business park developments, employment centers, retailing services
to support daytime customer demands and limited numbers of residential developments
surrounding the Planning Area.
• Plan for proposed development, including annexations within the Planning Area, so
that public facilities are developed concurrently with new development in a rational
and cost- effective fashion.
• Expand the use of bicycles and pedestrians within the Plan Area as an alternative to
increasing vehicular trips.
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• 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.
The Westmont Living facility, as designed, addresses each of these goals through its design, and
is therefore consistent with the AASP. Future development on the eastern portion of the project
site would be submitted under a separate application and reviewed for consistency with the AASP.
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7/26/2021
1
660 Tank Farm & 3985 Broad Street
EID-1484-2018, SPEC-1482-2018, SBVD-1483-2018,
ARCH-1486-2018
Applicant: NKT Development, LLC and Westmont Development, LP
Representative: Oasis Associates
Review of the Northwest Corner –
Mixed Use Project
September 15, 2020
Project Location
2
SITE
1
2
7/26/2021
2
Project Description
Amendments to change from BP to CC
Airport Area Specific Plan
General Plan
Rezone
5-lot subdivision
Westmont Living facility
Demolition of existing residence
Creek setback exception
Design exception
3
Project History
4
Previous iteration (March 2018)
Westmont Living (same as currently proposed)
7-lot subdivision
Commercial center
Grocery store (
6 retail/restaurant spaces
ALUC – July 2018 and September 2018
ARC – October 2018
PC – June 2018 and April 2019
CC – May 2019
3
4
7/26/2021
3
Amendments
5
AASP: BP-SP to CC-SP-SF
GP: C-C-SF (no change)
Zoning: C-C-SF (no change)
AASP: BP-SP to CC-SP-SF
GP: BP to C-C-SF
Zoning: BP-SP to C-C-SF
C/OS-SP
Subdivision
6
2
4
5
3
1
5
6
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4
Westmont Living
Independent, Assisted, and Memory Care Facility
133,656 sf floor area
2 stories (32-feet)
139 rooms
111 assisted & independent living
28 memory care
Phased
80 employees (18 per shift)
7
8
Westmont Living
7
8
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5
9
Westmont Living
Transportation Improvements
10
Road improvements
Design Exception
11’ travel lanes on Tank Farm Road
Transit stop
Bicycle improvements
Broad Street Frontage
Broad Street/Tank Farm Road
Tank Farm Road Frontage
9
10
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6
New North Leg of Tank
Farm/Mindbody
Signalized Intersection
Future Bridge
Connecting to
650 Tank
Farm
Development
Right-In/Right-
Out/Left-In Only
Driveway
Consolidated
driveway for SESLOC
& NWC Access
Right-
In/Right-Out/
Only
Driveway
New bus turnout north of the
existing SESLOC driveway (to
be consolidated)
Creek Setback Exception
12
11
12
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7
Previous Council Direction
13
Solar for Assisted Living facility
Energy Reach Code
2019 CBC
Electric vehicle charging
Zoning Regulation Section
10% EV ready / 25% EV capable
Inclusion of green waste disposal
AB 1826
Food waste collection
Transit stop
Environmental Review
14
Mitigated Negative Declaration
Public Review: August 6 – September 6
Mitigation Measures:
Air Quality
Biological
Cultural/Tribal Cultural Resources
Greenhouse Gas Emissions
Noise
Transportation
13
14
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8
Recommendation
15
Adopt draft resolution
Adopting final IS/MND
General Plan amendment
Approve VTTM
Approve creek setback exception
Approve architectural design review
Approve design exception
Introduce ordinance
Rezone
Specific Plan amendment
Questions/Comments
16
15
16
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9
17
18
17
18
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10
19
20
Westmont Living
19
20
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11
21
Westmont Living
Creek Setback Exception
22
21
22
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Transit Improvements
23
Transit Improvements
24
23
24
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13
Transit Improvements
25
26
25
26
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14
27Design Exception
28
27
28
7/26/2021
15
Public/Agency Comments
29
Department of Toxic Substances Control
Standard comments and DTSC requirements
SLOAPCD
Approves of change from grocery to medical
Agrees with AQ-4
AQ-1 and AQ-2 not needed, but good to have
AQ-3 is appropriate, could be expanded
Public
Bicycle and pedestrian access
35’ Creek
Setback
Contour
29
30
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16
31
Westmont Living
Picture: RRM Design Group
TANK FARM ROAD
32
31
32
7/26/2021
17
33
33
City of San Luis Obispo – City Council Hearing15 September 2020NWC of Broad Street and Tank Farm Road - A Mixed Use ProjectSBDV-1483-2018 EID-1484-2018 ARCH-1486-2018 SPEC-1492-20183985 Broad Street 660 Tank FarmApplicants, NKT Commercial
ResolutionNWC of Broad St. and Tank Farm Rd. - A Mixed Use ProjectAPPLICAN’TS REQUESTIntroduce an Ordinance (Exhibit B) amending •Zoning & Specific Plan designations from BP-SP to CC-SP-SF) for 660 Tank Farm Road •Specific Plan designations from BP-SP to CC-SP-SF for 3985 Broad Street ProjectSiteOrdinanceAdopt the Draft Resolution recommending approval of the project-related entitlements to the City Council. •General Plan Amendment + Rezone (Exhibit A)•Amendments to the AASP (Exhibit B)•Vesting Tentative Tract Map – Tract 3115•Architectural Review for assisted living facility development•Creek setback exception, and •IS/MND, based upon the findings and conditions of approval.•22 mitigation measures & 65 conditions of approvalTHE REQUEST
Project History – 2005 to presentDate Event2005Property is annexed into the City as part of the Airport Area Specific Plan and zoned Business Park (BP).2009– Applicant initiates “due diligence” for property acquisition and determination of the “best and highest use”. Analyzes feasibility of lodging 2013a General Plan Amendment to rezone from BP to allow shopping center use.2013 – City’s Land Use & Circulation Element (LUCE) update process initiated and adopted in December 2014. Subject property is considered2014a Special Focus Area.2017 AprilReengage with Economic Development Manager, Asst. City Manager (Derek Johnson) and Community Development Director Codron to introduce the proposed development and mix of uses. JuneRequest and participate in City pre-application meeting. 201820 Mar.NKT Commercial and Westmont Living lodge the entitlement application.MayCDD provides Determination of Application Completeness.13 JuneParticipate in Planning Commission policy conformance hearing.Aug. - Sept. ALUC determines that the project is in conformance with the Airport Land Use Plan. 15 Oct.ARC recommends to the Planning Commission that the project is consistent with Community Design Guidelines + Airport Area Specific Plan guidelines and provides direction.201910 AprilPlanning Commission reviews and recommends approval to the City Council.07 MayCity Council Hearing, item is presented and continued per staff’s request.PROJECT HISTORYNWC of Broad St. and Tank Farm Rd. - A Mixed Use Project
SITE DESIGN & CONNECTIVITYNWC of Broad St. and Tank Farm Rd. - A Mixed Use ProjectBROAD STREETBROAD STREETTANK FARM ROADTANK FARM ROADLEGEND:PedestrianVehicularWestmontLivingConnection to 650 Tank FarmNKT Commercial Center(conceptual design)Orcutt Creek WalkRight of Way Improvements (Phase I)Separated Bike Path56BikeRacksBikeLockers
Westmont of San Luis ObispoAssisted Living and Memory CareWESTMONT OVERVIEWNWC of Broad St. and Tank Farm Rd. - A Mixed Use Project670 Tank Farm Rd, San Luis Obispo, CA 93401
WESTMONT LIVING OVERVIEWNWC of Broad St. and Tank Farm Rd. - A Mixed Use ProjectAbout Westmont Living•Family-owned business; Headquartered in San Diego -https://www.westmontliving.com/•Owners and Operators of Senior Living since 1996•14 communities operating in California, including Nipomo and Paso RoblesThe Terraces - Chico, CAMariposa at Ellwood Shores – Goleta, CAWestmont at San Miguel Ranch – Chula Vista, CA
WESTMONT LIVING OVERVIEWNWC of Broad St. and Tank Farm Rd. - A Mixed Use ProjectProject ScopeoStudio, 1 and 2 bedroom living suites for independent seniors and those that require assistance with daily living activities.o139 Suites111 Independent/Assisted Living Suites28 Memory Care SuitesoParking Required- 38 spacesProvided- 72 spacesoPedestrian connections to proposed adjacent shopping centero66 Full-time equivalent skilled employeesResidents are aged 60 and up; average age is 84. Average length of stay is 2.5 yearsVast majority are single, seeking social atmosphereMost residents have family within a 5 mile distanceDesire availability of personal assistance with daily activitiesWants the convenience of dining, activities, and amenities onsiteInterested in new friends and a community of their peersWestmont Living Resident Profile
PERSPECTIVENWC of Broad St. and Tank Farm Rd. - A Mixed Use ProjectView of Westmont from new streetView from Tank Farm Road
PERSPECTIVENWC of Broad St. and Tank Farm Rd. - A Mixed Use ProjectSouthwest corner of Westmont Living from Tank Farm RoadSoutheast corner of Westmont Living from Tank Farm Road
PERSPECTIVENWC of Broad St. and Tank Farm Rd. - A Mixed Use ProjectExterior spaces around Westmont LivingProject includes three courtyards for residents
City of San Luis Obispo – City Council Hearing15 September 2020NWC of Broad Street and Tank Farm Road - A Mixed Use ProjectSBDV-1483-2018 EID-1484-2018 ARCH-1486-2018 SPEC-1492-20183985 Broad Street 660 Tank FarmApplicants, NKT Commercial