HomeMy WebLinkAbout04-07-14ARCHITECTURAL REVIEW COMMISSION
AGENDA
Council Hearing Room
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
April 7, 2014 Monday 5:00 p.m.
OATH OF OFFICE: Swearing in re-appointed Commissioner Greg Wynn and new
Commissioners Patricia Andreen, Amy Nemcik, and Allen Root
ROLL CALL: Commrs. Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik,
Allen Root, Vice-Chair Greg Wynn, and Chairperson Michelle
McCovey-Good
ELECTION: Election of Chairperson and Vice-Chairperson
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
MINUTES: Minutes of March 17, 2014. Approve or amend.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and city of residence. Comments are limited to five minutes per person. Items
raised at this time are generally referred to the staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
PRESENTATION: Measure Y Presentation (Derek Johnson)
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing, or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing. If you wish to speak, please give your name and address for the record.
Any decision of the Architectural Review Commission is final unless appealed to the City
Council within 10 days of the action. Any person aggrieved by a decision of the
Commission may file an appeal with the City Clerk. Appeal forms are available in the
Community Development Department, City Clerk’s office, or on the City’s website
(www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal
documentation.
1. 12350 Los Osos Valley Road. ARC 124-12; Review of 1,200-square foot addition,
new signage, and façade upgrades, including an illuminated entry feature, for the
Toyota dealership; C-S-S zone; John Frangie, applicant. (Marcus Carloni)
Architectural Review Commission
Page 2
The City of San Luis Obispo is committed to include the disabled in all of its services, programs and
activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
COMMENT & DISCUSSION:
2. Staff
a. Agenda Forecast
3. Commission
ADJOURNMENT
Presenting Planner: Marcus Carloni
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of 1,200-square foot addition, new signage, and facade upgrades including an illuminated entry feature, for the Toyota dealership with a categorical exemption from environmental review.
PROJECT ADDRESS: 12350 Los Osos Valley BY:Marcus Carloni,Associate Planner Phone Number: 781-7176 e-mail:mcarloni@slocity.org
FILE NUMBER: ARC 124-12 FROM:Pam Ricci, Senior Planner
RECOMMENDATION:Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant John Frangie
Representative Sarah Thompson (SDG Architects)
Zoning C-S-S (Service Commercial, Special
Consideration)
General Plan Services and Manufacturing
Site Area ~100,600 square feet
Building Size ~23,000 square feet
Environmental
Status
Categorically Exempt from
environmental review under
Section 15301: Existing Facilities of
the CEQA Guidelines.
SUMMARY
The applicant is proposing modification of the existing Toyota Dealership building to include a
1,200 square foot addition to the customer lounge/service bays, new signage, and façade upgrades
including an illuminated architectural feature and incorporation of aluminum composite material
panels (Attachment 3, Project Plans).Staff is recommending approval of the proposed project
based on findings of consistency with the Community Design Guidelines and Zoning Regulations.
The project warrants review by the ARC since it includes significant alterations to a commercial
building in a highly visible location along Los Osos Valley Road and includes exceptions to the
Sign Regulations (number of signs). The applicant is seeking final approval of the current project
plans from the ARC.
Meeting Date: April 7, 2014
Item Number: 1
sociate Planner
ARC1 - 1
1.0 COMMISSION’S PURVIEW
The project is a modification to an existing commercial building in the Service Commercial (C-S-
S) zone. The ARC’s role is to review the project in terms of its consistency with the Zoning
Regulations and Community Design Guidelines (CDG), specifically Section 3.4A which provides
guidelines for auto dealerships.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The subject property is located along Lo s Osos Valley Road (Attachment 2, Vicinity Map) and
is bounded by Service Commercial (C-S) zoned land on all sides with County land to the west
across Los Osos Valley Road. The property backs up to Prefumo Creek with the Motel 6 and
Alfano Motors properties beyond to the east. The property is adjacent to several auto
dealerships including Honda, Volkswagen, Ford, Nissan and BMW.
The property contains the ~23,000 square-foot, two-story Toyota Dealership building which
includes showroom, offices, parts, sales, service, and storage. Additionally the site contains
paving for vehicle display and customer/employee parking.
2.2 Project Description
The project includes modification to the Toyota dealership building. Proposed modification
includes the following;
1) Façade Improvements: Attaching new aluminum composite material (ACM) panels
to the existing façade (Attachment 3, Project Plans, sheets A4.3 & A2.0 – A4.2) and
repainting the building’s existing stucco walls (Attachment 3, Project Plans, sheets
A4.1 & A4.2 callout P-1).
2) Building Addition: A 1,226 square-foot (south facing) addition to the building to
provide an expanded customer lounge/retail area and an expanded service area
(Attachment 3, Project Plans, sheets A3.1 & A4.1).
3) Entrance Portal Architectural Feature: Addition of a freestanding 26-foot tall by
approximately 40-foot wide, internally illuminated, entrance feature (“portal”) oriented
toward Los Osos Valley Road (Attachment 3, Project Plans, sheet A4.1).
4) Signage: A 48 square-foot internally illuminated channel letter Toyota sign and a non-
illuminated San Luis Obispo sign (Attachment 3, Project Plans, sheet A4.1) on the
entrance portal. The project also includes a 16 square-foot internally illuminated
channel letter Scion sign attached to a 5 foot by 15-foot black aluminum composite
material (ACM) panel. For all project signage see Attachment 3, Project Plans, sheets
A5.1 – A5.3.
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3.0 PROJECT ANALYSIS
3.1 Façade Improvements and Building Addition
The existing Toyota Dealership has a main building finished with white stucco and red
accenting with aluminum storefronts. At the rear of the main stucco building are two rows of
service buildings finished with corrugated metal siding.
Staff Analysis: The proposed ACM panels (as discussed in Section 2.2 #1 above) provide
a facelift to the front of the building incorporating design elements which are in scale and
proportion with the existing structure.
As an addition/remodel, the applicant
is proposing to retain much of the
existing corrugated siding on the rear
service buildings rather than replacing
it with stucco walls to match the
front. Staff finds this design to be
appropriate because the addition of
the ACM panels help improve the
relationship between the main
building and the metal rear service
buildings, consistent with the
Community Design Guidelines 1.
The design of the 1,226 square-foot addition, which overlaps the main stucco building and
the metal rear service buildings, is consistent with the Community Design Guidelines by
helping to better transition the material used on the main building to the metal service
buildings1. Additionally, the proposed addition is consistent with the Community Design
Guidelines by allowing the new service area to be entirely contained within the building2.
Staff is recommending Condition #3, which ensures the ACM panels on the addition will
wrap the corner of the building and terminate at a point of wall plane change rather than
mid-wall, as shown on Attachment 2, Project Plans, sheet A4.2 “proposed east exterior
elevation.”
3.2 Entrance Portal Architectural Feature
The proposed illuminated “entry portal” architectural
element (Attachment 2, Project Plans, sheet A4.1) will
be internally illuminated with approximately 47 light
bulbs centered in each glass panel (Attachment 3,
Entrance Portal Lighting). Each light bulb is enclosed
by light diffusing material and the portal’s dual paned
1 Community Design Guidelines Chapter 3.4A-2a: Buildings should be consistent on all sides in terms of architectural style and
exterior finish materials, and well articulated.
2 Community Design Guidelines Chapter 3.4A-2d: Service uses and areas should be entirely contained within the buildings.
Internal vehicle access should be provided to each individual service bay. The access points to the service bays should not be
visible to the public.
ACM Panel Example (Oxnard Toyota)
Portal Example (Ventura Toyota)
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glass panels include light diffusing material between the panes (Attachment 3, Entrance Portal
Lighting).
Staff Analysis: Consistent with the Community Design Guidelines, the proposed “entrance
portal” architectural feature serves to highlight the Toyota Dealership entry as an
architectural focal point,3 and at 26-feet tall, the height of this architectural feature is in
scale with the height of the existing building (Attachment X, Project Plans, Sheet A4.1,
“proposed south exterior elevation”)4.
The City’s Night Sky Preservation Ordinance (Zoning Regulations Chapter 17.23) provides
operational standards for lighting intensity. An illuminated architectural feature of the scale
of the proposed portal was not necessarily anticipated by the Ordinance, but is used as a
reference for evaluating the request.
The Ordinance is designed to allow brighter lighting levels for auto sales lots, establishing
a maximum light intensity of 40 foot-candles where maximum light intensity for typical
commercial properties would be 10 foot-candles. Section 17.23.080.7 (Exemptions) of the
Ordinance allows exemptions for accent lighting of architectural features if the light source
is confined to the object of interest and spill-light/glare are minimized. The proposed
portal’s maximum light intensity of 8.3 foot-candles is well within the operational
standards of the City’s Night Sky Preservation Ordinance. The light intensity dissipates to
between 0.1 and 0.3 foot-candles as it reaches the adjacent property lines (approximately
55 feet west and south) (Attachment 3, Project Plans, Sheet A4.4). Additionally, the light
source will be diffused with material placed directly adjacent to each light bulb and by the
“portals” exterior glazing material which consists of several layers of light diffusing
material (Attachment 4, Entrance Portal Lighting)
3.3 Signage
The Sign Regulations allow two signs per tenant space in the Service Commercial (C-S) zone
with a maximum cumulative sign area of 200 square feet. The Toyota Dealership currently has
one monument sign and four wall signs totaling 186.03 square feet of signage. The applicant
proposes to retain the existing monument sign along Los Osos Valley Road and
remove/replace all existing wall signage. The sites existing and proposed signage is provided
in the tables below.
3 Community Design Guidelines Chapter 3.1.B8: Entries. Building entries should be important and obvious elements in the design
of a façade. A: each entry should be protected from the elements and should create an architectural focal point for the
building. 4 Community Design Guidelines Chapter 3.1.B9: Additions to existing structures. The design of a proposed addition should follow
the same general scale, proportion, massing, and detailing of the original structure, and not be in stark contrast to the original
structure.
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Location Type Area (Sq. Ft.) Copy Existing Street Yard Planter monument 33.03 Toyota-Scion
Front (west) Elevation* wall (2) 114 Toyota
Front above Entry Door* wall (storefront) 10 Toyota of SLO
South Elevation* wall 29 Service
TOTAL AREA 186.03
*To be removed
Location Type Area (Sq. Ft.) Copy Proposed Street Yard Planter (e) monument (e) 33.03 Toyota-Scion
Portal (West) Elevation wall/cabinet 48.54 Toyota
Portal (West) Elevation wall/cabinet 22.70 San Luis Obispo
West Elevation wall 16.52 Scion
South Elevation wall 8.09 Parts
South Elevation wall 10.65 Service
TOTAL AREA 139.53
Staff Analysis: As shown in the “proposed” table above, the applicant would like to install
additional signage as compared to existing signage. However, since replacement signage
will be smaller than existing signage, the cumulative total sign area of proposed signage is
46.5 square feet less than existing. As shown in Attachment 3, Project Plans, sheet A5.1 &
A5.2, signage is placed on multiple elevations and is appropriately sized for the building.
Additionally, the proposed signage is appropriate for the site since the size and frontage of
the building can accommodate additional signage without appearing cluttered with signage.
4.0 ALTERNATIVES
4.1. Continue the project with direction to the applicant and staff on pertinent issues.
4.2. Deny the project based on findings of inconsistency with the Community Design
Guidelines and Zoning Regulations.
5.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity map
3. Reduced Size Project Plans
4. Entrance Portal Lighting
Included in Committee member portfolio: project plans
Available at ARC hearing: color/materials board
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RESOLUTION NO. ####-14
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING EXTERIOR UPGRADES, A 1,226 SQUARE FOOT
ADDITION AND SIGNAGE FOR THE TOYOTA DEALERSHIP WITH ADOPTION OF A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 7, 2014
12350 LOS OSOS VALLEY ROAD (C-S-S ZONE; ARC 124-12)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room at 919 Palm Street, San Luis Obispo,
California, on April 7, 2014, for the purpose of considering ARC 124-12, a request to allow
modifications to the Toyota Dealership; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and evaluation
and recommendations by staff; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the
City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the proposed project (ARC 124-12), based on the following findings:
1. As conditioned, the project’s design is appropriate and will be compatible with surrounding
development.
2. As conditioned, the project design maintains consistency with the City’s Community Design
Guidelines, specifically CDG 3.4 providing guidance for auto dealerships.
3. The design and scale of proposed signage is appropriate since it is properly sized for the
building and consistent with other auto dealerships in the vicinity. The sign exception to allow
more signs that typically allowed in the C-S zone is customary for auto dealerships and will
result in superior design since the sizes of proposed signs are smaller than some existing signs
resulting in less overall square footage; therefore, the requested exception will not result in
visual clutter and is consistent with the intent and purpose of the Sign Regulations.
4. The proposed “entrance portal” architectural feature’s light intensity of 8.3 foot-candles is
within the maximum light intensity operational standards of the Night Sky Preservation
Ordinance.
ATTACHMENT 1
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5. The project is categorically exempt under Section 15301 (Existing Facilities) of the CEQA
Guidelines because the project includes minor alteration of an existing private structure
involving negligible expansion of the current use.
SECTION 2. Action. The Architectural Review Commission hereby grants final approval
to the project (ARC 124-12), with incorporation of the following conditions:
Planning
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size sheet
shall be included in working drawings submitted for a building permit that lists all conditions
and code requirements of project approval listed as sheet number 2. Reference shall be made in
the margin of listed items as to where in plans requirements are addressed. Any change to
approved design, colors, materials, landscaping, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed appropriate.
2. The aluminum composite material panels on the proposed addition shall not terminate mid-wall
as shown on sheet A4.2 “proposed east exterior elevation” of the plans submitted by the
applicant. Plans submitted for a building permit shall continue the aluminum composite material
panels on the proposed addition to the north, to the point where the proposed addition meets the
existing metal service building wall.
3. The aluminum composite material panels shall wrap the east corner of the Sales Manager’s
office and continue west to the point where the wall plane changes 90 degrees at the Fire Riser
room. This shall be clearly indicated on plans submitted for a building permit.
4. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings.
5. Details of any exterior lighting fixtures shall return to staff for review and approval with plans
submitted for a building permit. The locations of all lighting fixtures shall be clearly called out
on building elevations included as part of working drawings. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-sheets
shall be separately submitted for the project file of the proposed lighting fixtures. The selected
fixture(s) shall be consistent with Section 17.23.050 of the Zoning Regulations. Details of all
exterior light fixtures, including any service area lights, need to be included as part of plans.
6. Details of new windows and storefronts shall be shown on plans submitted for a building permit
and shall include the type of glazing and materials for the frames and mullions, their
dimensions, and colors.
7. Plans submitted for a building permit shall include a final landscaping plan, including irrigation
details. The legend for the landscaping plan shall include the sizes and species of all
ATTACHMENT 1
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groundcovers, shrubs, and trees and vines with corresponding symbols for each plant material
showing their specific locations on plans.
Building
8. Plans submitted for a building permit shall relocate proposed disabled parking where it will not
be blocked by cars in queue for service and the accessible path of travel will not cross a drive
aisle.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 7th day of April, 2014.
_____________________________
Pam Ricci, Secretary
Architectural Review Commission
ATTACHMENT 1
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C-S-PD
C-S-S
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C/OS-20
C/OS-20
C/OS-10
C-R
CALLE JOA
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LOS OSOS
VALLEYAUTO PARKVICINITY MAP File No. 124-1212350 Los Osos Valley ¯
ATTACHMENT 2
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CBCBCBCBCBCBCBCBCB(E) 36" STORM DRAIN441.23'460.60'254.22'198.20'EXISTING SERVICEAREAEXISTING DEALERSHIPBUILDINGFF= 111.50'EXISTINGCOVEREDENTRANCEPORCH withNEW ACMFACADE,TYP.CUSTOMER LOUNGEAND SERVICE WRITE-UPADDITION with ACMFACADEEXISTINGCARDISPLAYEXISTINGPARKING(11)EXISTINGPARKING(9)REMODELED PARKING AREA(8)LOS OSOS VALLEY ROADNEW ENTRANCEPORTALEXISTING TOYOTA MONUMENT SIGN TO REMAIN(E) PLANTER(E)PLANTER(E) PLANTER(E) PLANTER(E) PLANTER(E) PLANTER45'-0"DRAINAGE& UTILITYEASEMENT(E) PLANTEREXISTING VEHICLESTORAGEEXISTING VEHICLESTORAGEEXISTINGPARKING(8)NEWACCESSIBLEPARKINGSTALL (1)EXISTING PUBLIC RIGHT-OF-WAYEXISTINGPARKING(23)(E) TRANS-FORMER(E) SUMPPUMP(E)PLANTER(E)PLANTERDELIVERYEXISTINGCAR DISPLAYEXISTINGCAR DISPLAY30'-0" MIN. CLEAR(E)PLANTEREXISTING TREE TO REMAINEXISTING (2) TREES TO REMAINNEWACCESSIBLEPARKINGSTALLS (2)VANMIN. 41'-4"PARKINGG CALCULATIONS62 TOTALEXISTING CARDISPLAY AREATO BEREMOVEDEXISTING PARKING TO BE REMOVED (NEW PLANTER, VEGETATION TO MATCH EXISTING)MIN. 20'-0"(E)TRASH8'-7"TYP.18'-5" TYP.EXISTING 2000 GAL. HYDROCARBONSEPARATOR, MID-STATE CONCRETEPRODUCTS, INC.PERFUMOCREEKEXISTING CATCHBASIN, TYP.EXISTING BACKFLOW PREVENTER & FDC3'-0"MIN. 4'-0" ACCESSIBLE WALWAY INDICATED BY PAINTED STRIPINGACCESSIBLE PATH-OF-TRAVEL;MAX. 5% SLOPE IN DIRECTIONOF TRAVEL, MAX. 2% CROSSSLOPE; PROVIDE TRUNCATEDDOMES AT ENTRANCE TOVEHICULAR WAYEXISTING CONCRETE SURFACECLOSEST FH TOSOUTH P.L.: 176'CLOSEST FH TONORTH P.L.: 67'EXISTING FIRE RISEREXISTING TREETO REMAINEXISTING TREETO REMAINEXISTING TREE TOBE REMOVEDEXISTING TREE TO BE REMOVEDEXISTING TREE (2) TREES TO REMAINSSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAAATT SSSSSaaaannnnA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IISITE PLANTOYOTA San Luis Obispo01632A2.0Site PlanATTACHMENT 3
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Project SummaryOwner:John FrangieToyota San Luis Obispo12350 Los Osos Valley RoadSan Luis Obispo, CA 93405Scope of Work:Property Information:APN:053-151-021Address:12350 Los Osos Valley RoadLand Use Zone:C-S-SExisting Lot Area:100,658 s.f.Existing Building Area (including Covered Porches):23,273 s.f.Net Proposed Building Area:555 s.f.LandscapingTotal Landscaping to be removed:147 s.f.Total Proposed Landscaping:163 s.f.Total Increase in Site Landscaping area:16 s.f.Total Trees to be removed:(2) Queen PalmsBuilding Information:Type of ConstructionV-NExisting Square FootageFirst Floor B (Office)12,259 s.f.H-4 (High Hazard)7,044 s.f.Second FloorB (Office)6,018 s.f.Total: 25,321 s.f.Remodeled Square FootageFirst Floor B (Office)1,316 s.f.Proposed Square FootageFirst Floor B (Office)473 s.f.H-4 (High Hazard)753 s.f.Total: 1,226 s.f.HeightAllowable: 35'-0"Existing Structure:26'-0"Proposed (Portal):26'-0"Proposed (Façade Facia):22'-2"Proposed (Addition):17'-4"Parking Calculations:ExistingTotal Showroom/Office SF (1st & 2nd Fl):5238 sf / 300* = 17.5Total Parts Sales Service SF:11,648 sf / 500* = 23.3Total Parts Storage SF (1st & 2nd Fl):5976 sf / 1500* = 4.0Total Outdoor Sales Area SF:19,900 sf / 2000* = 10.0Total Existing Required Parking:54.8NewTotal Proposed Parts Sales Service SF:1199 sf / 500* = 2.4Total Required Parking:57 (57.2)Number of spaces required to be Accessible**:3Total Parking to be Provided:62** Per 2010 CBC Table 11B-6 'Spaces Required'New Aluminum Composite Material (ACM) façade applied to street-facing elevations of existing Dealership building. New 1226 s.f. addition (473 s.f. of conditioned space, 753 s.f. of Service Garage) to existing building. New Toyota brand self-illuminated Entrance Portal structure to be located at southwest corner of existing building.* Per Table 6 'Parking Requirements By Use', City of SLO Zoning Regs;SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAAATT SSSSSaaaannnnA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIA1.0Project InformationSheet IndexA1.0A2.0A3.1A3.2A4.1A4.2A4.3A4.4A5.1A5.2A5.3A6.1A6.2A6.3A6.4A6.5Project InformationSite PlanFirst Floor PlanSecond Floor PlanWest & South Exterior ElevationsEast & North Exterior ElevationsFront Elevation Before & After Exhibit; Portal Size SpecificationsPortal PhotometricsSignage Site PlanSignage ElevationsSignage DetailsPortal ElevationsCladding ParametersElectrical ParametersLighting DesignDealer NameGeneral SheetsFor Reference Only; Not Specific to ProjectVicinity Map101NORTHProjectLocationTOYOTA San Luis Obispo441.23'460.60'254.22'198.20'OVERALL SITE PLANTOYOTA San Luis ObispoEXISTINGDEALERSHIPBUILDINGPERFUMO CREEKLOS OSOS VALLEY ROADTO HWY101ATTACHMENT 3
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SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAAATT SSSSSaaaannnnA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIFIRST FLOOR PLANTOYOTA San Luis Obispo0816EXISTING COVERED ENTRANCE PORCHEXISTING BUILDINGNEW ENTRANCE PORTAL, NEW ACM FACADE AND AREA OF ADDITION: EXPANDED CUSTOMER LOUNGE & SERVICE WRITE UPAREA OF REMODELLEGENDAREA OF NEW OR REMODELED CONCRETE SITE WORKAREA OF EXISTING OR NEW PLANTERA3.1First Floor PlanWASH/DETAIL080910171618EXPRESSSERVICEUPUPPARTSSTORAGE 1SERVICEWRITE-UPPARTSMANAGERSERVICEMANAGERWOMENMEN(5) ASMSTATIONSSERVICESTALLS01ELEC.ROOMTECH.LOUNGETECH.LOCKERTECH.TOILETTOOLROOMTECH.PARTSPARTSRECEIVING0203044051112213ASMOFFICEFLEETMANAGERUSED CARMANAGERSALESCUSTOMERLOUNGEOFFICEMANAGERCOMPUTERROOMGENERALOFFICEGREETER/RECEPTIONRETAILPARTSCASHIERCOUNTERJANCUSTOMER LOUNGE&RETAIL BOUTIQUESHOWROOMCUSTOMERCOFFEESALESSALESSALESSALESSALESSERVICEWRITE-UPSERVICESTALLSALIGNMENTSTALLVEHICLEDELIVERYFLEETMANAGERSALESMANAGERMAINENTRANCEF.R.NEW APPLIED ACMFACADE TO COLUMNSAND SOFFITS, TYP.EXISTINGSKYLIGHTSABOVE78'-3 1/2"RE-LOCATEEXISTINGFLAGPOLE8'-0"UP(3 risers)UP(4 risers)NEW ENTRANCE PORTALEXISTINGCOVEREDENTRANCEPORCHNEW APPLIEDACM FACADETO COLUMNSAND SOFFITS,TYP.(2) EXISTING 15" dia. QUEENPALM TREES TO REMAIN(1) EXISTING 15" dia.QUEEN PALM TREE TOBE REMOVED(1) EXISTING 18" dia.QUEEN PALM TREETO BE REMOVED(2) EXISTING 15"dia. QUEENPALM TREES TOREMAINREMODEL PLANTER BASE& STEPS FOR NEWPORTAL STRUCTURENEW CONCRETE WALKWAY & STEPS (NEWWALKWAY TO BE MAX. 5% SLOPE IN THEDIRECTION OF TRAVEL, MAX. 2%CROSS-SLOPE)UP(2 risers)5'-1"EDGE OF NEW CONC.WALKWAY AT GRADEWITH ASPHALTAREA OF NEW ADDITIONACCESSIBLEPATH-OF-TRAVEL; SEESITE PLAN FORCONTINUATIONROLL-UP SECURITYGATES*SEE SHEETS A5.1 - A5.3 FOR INFORMATION ON EXTERIOR SIGNAGEATTACHMENT 3
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DNDNEXISTINGSKYLIGHTSABOVENEW ENTRANCEPORTALROOF OVER AREA OF NEWADDITIONEXISTING SERVICE AREAROOF, TYP.EXISTING ENTRANCEPORCH ROOF, TYP.EXISTING SKYLIGHT,TYP.NEW APPLIED ACMFACADE TO COLUMNSAND SOFFITS, TYP.DEALER SIGNAGE*OYOTA BRANDSIGNAGE*PARTS SIGNAGE*SERVICE SIGNAGE*SCION SIGNAGE*OPEN TO BELOW(SHOWROOM)OFFICE 3OFFICE 2UNISEXRESTROOMDEALER'SOFFICEFILESTORAGEPARTSSTORAGE 2ATTICATTICSSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAAATT SSSSSaaaannnnA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IISECOND FLOOR PLANTOYOTA San Luis Obispo0816EXISTING COVERED ENTRANCE PORCHEXISTING BUILDINGNEW ENTRANCE PORTAL, NEW ACM FACADE AND AREA OF ADDITION: EXPANDED CUSTOMER LOUNGE & SERVICE WRITE UPLEGENDA3.2Second Floor PlanATTACHMENT 3
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ACM-3ACM-1ACM-2ACM-1ACM-1P-1P-2P-2ACM-4ACM-2ACM-4G-120'-2"T.O. NEW COLUMN CLADDING18'-0"T.O. EXISTING SOFFIT12'-4"B.O. NEW HEADER26'-0"T.O. EXISTING ROOF PARAPETTOYOTA BRAND SIGNAGE*DEALER SIGNAGE*26'-0"T.O. NEW PORTAL± 0'-0"T.O. SERVICE DROP FLOORNEW INTERNALLY-LIT ENTRANCE PORTALREMOVE EXISTING TOYOTA BRAND SIGNAGE; PATCH ANY DAMAGED STUCCO, TYP.SCION BRAND SIGNAGE*12'-4"B.O. NEW HEADER22'-2"±T.O. EXISTING & NEW FACIA10"11'-10" ± 0'-6"T.O. CONC. PLINTHEXISTING ALUMINUM STOREFRONT SYSTEMS TOREMAIN; PAINT OVER EXISTING BRONZE FINISHTO MATCH NEW CLEAR ANODIZED FINISHACM-4ACM-2ACM-1ACM-1ACM-2ACM-1G-1ACM-4P-1P-2ACM-1ACM-2P-1ACM-2SS-1SS-1NEW INTERNALLY-LIT ENTRANCE PORTAL26'-0"T.O. NEW PORTAL± 0'-0"T.O. SERVICE DROP FLOORTOYOTA BRAND SIGNAGE*DEALER SIGNAGE*26'-0"T.O. EXISTING ROOF PARAPET16'-0"T.O. EXISTINGSERVICE ROOF25'-0"T.O. EXISTINGROOF PARAPET22'-2"T.O. NEW FACIA12'-4"±B.O. EXISTING &NEW SOFFIT17'-4"T.O. NEW PARAPET12'-0"T.O. EXISTING PARAPETPARTS SIGNAGE*SERVICE SIGNAGE*EXISTING METAL BUILDINGEXPANDED CUSTOMER LOUNGE & SERVICE WRITE-UP AREAEXISTING SERVICEGARAGESLINE OF EXISTINGSTRUCTURAL FACIATO REMAINALL NEW CLEAER ANODIZEDALUMINUM STOREFRONT SYSTEMS,STYLE TO MATCH EXISTINGEXISTING ALUMINUM STOREFRONT SYSTEMS TOREMAIN; PAINT OVER EXISTING BRONZE FINISHTO MATCH NEW CLEAR ANODIZED FINISHHEIGHT NOTTO EXCEED 30"SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 10/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAAATT SSSSSaaaannnnA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIPROPOSED SOUTH EXTERIOR ELEVATIONTOYOTA San Luis Obispo0816EXAMPLE of NEW ENTRANCE PORTAL (DAY TIME)Note: Proposed Portal design for SLO is 10 bays across and 6.5 bays high.PROPOSED WEST EXTERIOR ELEVATIONTOYOTA San Luis Obispo0816A4.1ACM-1ACM-2ACM-3ACM-4P-1P-2G-1SS-1ALUMINUM COMPOSITE PANEL: "TOYOTA SILVER" (See Color Board)ALUMINUM COMPOSITE PANEL: "TOYOTA RED" (See Color Board)ALUMINUM COMPOSITE PANEL: "TOYOTA BLACK" (See Color Board)ALUMINUM COMPOSITE PANEL: "TOYOTA WHITE" (See Color Board)PAINT FINISH OVER STUCCO: SHERWIN WILLIAMS #SW 2850, "CHELSEA GRAY" (See Color Board)PAINT FINISH OVER EXISTING ALUMINUM STOREFRONT: SILVER TO MATCH CLEAR ANODIZED FINISHDOUBLE-GLAZED TRANSLUCENT GLASS PANELS ON ENTRANCE PORTAL- PROVIDED BY PORTAL MANUFACTURERNEW CLEAR ANODIZED ALUMINUM FINISH (See Color Board)ELEVATION FINISH LEGENDWest & South ExteriorElevationsEXISTING DEALERSHIP MAIN ENTRANCE(See also Sheet A4.3 for additional photograph exhibits.)(2) EXISTING QUEEN PALMTREES TO BE REMOVEDAPPROXIMATE LOCATIONOF NEW PORTALRELOCATE FLAG POLE*SEE SHEETS A5.1 - A5.3 FOR INFORMATION ON EXTERIOR SIGNAGEEXAMPLE of NEW ENTRANCE PORTAL (NIGHT TIME)*SEE SHEETS A6.1 - A6.5 FOR PORTAL GENERAL PARAMETERSATTACHMENT 3
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P-1P-2ACM-1ACM-2ACM-3ACM-1G-1ACM-4± 0'-0"T.O. SERVICE DROP FLOOR20'-2"T.O. NEW COLUMN CLADDING12'-4"±B.O. EXISTING & NEW SOFFIT22'-2"±T.O. EXISTING & NEW FACIA26'-0"T.O. NEW PORTAL26'-0"T.O. EXISTING ROOF PARAPETNEW INTERNALLY-LIT ENTRANCE PORTAL(REAR VIEW)EXISTING SERVICEGARAGESEXISTING METALBUILDINGEXISTING WINDOWSAND AWNINGSSCION BRAND SIGNAGE*EXISTING ALUMINUM STOREFRONT SYSTEMS TOREMAIN; PAINT OVER EXISTING BRONZE FINISHTO MATCH NEW CLEAR ANODIZED FINISHSSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 10/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAATT SSSSSaaaannnnAA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIPROPOSED EAST EXTERIOR ELEVATIONTOYOTA San Luis Obispo0816PROPOSED NORTH EXTERIOR ELEVATIONTOYOTA San Luis Obispo0816A4.2P-1ACM-1P-2G-1ACM-4P-1ACM-1ACM-2EXPANDED SERVICE WRITE-UP AREA16'-0"T.O. EXISTINGSERVICE ROOF22'-0"T.O. EXISTINGSERVICE ROOF26'-0"T.O. NEW PORTAL17'-4"T.O. NEW PARAPET22'-2"T.O. NEW FACIA20'-2"T.O. NEW COLUMN CLADDING18'-0"T.O. EXISTING FACIA12'-4"±B.O. EXISTING & NEW SOFFITEXISTING SERVICE GARAGESEXISTING METAL BUILDINGLINE OF EXISTING SERVICE WRITE-UP COVERED ENTRANCENEW INTERNALLY-LITENTRANCE PORTAL(REAR VIEW)ACM-1ACM-2ACM-3ACM-4ALUMINUM COMPOSITE PANEL: "TOYOTA SILVER" (See Color Board)ALUMINUM COMPOSITE PANEL: "TOYOTA RED" (See Color Board)ALUMINUM COMPOSITE PANEL: "TOYOTA BLACK" (See Color Board)ALUMINUM COMPOSITE PANEL: "TOYOTA WHITE" (See Color Board)ELEVATION FINISH LEGENDP-1P-2G-1SS-1PAINT FINISH OVER STUCCO: SHERWIN WILLIAMS #SW 2850, "CHELSEA GRAY" (See Color Board)PAINT FINISH OVER EXISTING ALUMINUM STOREFRONT: SILVER TO MATCH CLEAR ANODIZED FINISHDOUBLE-GLAZED TRANSLUCENT GLASS PANELS ON ENTRANCE PORTAL- PROVIDED BY PORTAL MANUFACTURERNEW CLEAR ANODIZED ALUMINUM FINISH (See Color Board)East & North ExteriorElevations*SEE SHEETS A5.1 - A5.3 FOR INFORMATION ON EXTERIOR SIGNAGE*SEE SHEETS A6.1 - A6.5 FOR PORTAL GENERAL PARAMETERSATTACHMENT 3
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SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAATT SSSSSaaaannnnAA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIEXISTING FRONT (WEST) ELEVATIONTOYOTA San Luis ObispoPROPOSED FRONT (WEST) ELEVATIONTOYOTA San Luis ObispoA4.3Front ElevationPhotographBefore & AfterExhibit;Portal SpecificationsOUTLINE INDICATES APPROXIMATELOCATION OF NEW PORTALSee also Sheet A4.1 for additional views of proposed PortalGREEN SHADE INDICATES AREA OF NEW ACMFACADE (COLOR FOR ILLUSTRATIVE PURPOSEONLY; SEE ELEVATIONS AND COLOR BOARD FORPROPOSED BUILDING COLORS)PORTAL SIZE SPECIFICATIONSTOYOTA San Luis ObispoATTACHMENT 3
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SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAAATT SSSSSaaaannnnA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIPROPOSED PORTAL GROUND PLANE PHOTOMETRIC OVERLAY (Footcandles)TOYOTA San Luis Obispo0816A4.4Portal Ground PlanePhotometricsCBCBCB(E) 36" STORM DRAIN198.20'CCB198.19119119111191191111911111111111191111111111111191119199119120' APPROX. 42'-10"LOS OSOS VALLEY ROADEXISTING COVERED ENTRANCE PORCHEXISTING DEALERSHIP BUILDINGPROPOSED ENTRANCE PORTALPHOTOMETRIC VALUES INDICATE LIGHTINTENSITY IN FOOTCANDLES ON GROUNDFROM PROPOSED PORTAL; VALUES SHOWNAT APPROX. 4'-6" TO 5'-0" O.C.HIGHEST FOOTCANDLE VALUE THROWN BY PORTAL AT GROUND PLANE IS 8.3PLEASE NOTE: PHOTOMETRIC VALUES SHOWN ON THIS DIAGRAM ARE DERIVED FROM THE PORTAL LIGHT SOURCE ONLY, AND ARE APPROXIMATETO HWY 101ATTACHMENT 3
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04301 Toyota San Luis Obispo12350 Los Osos Valley Rd.San Luis Obispo, CA.
FX1 x2FX1 x2FX1 x2FX1 x2FX1 x2FX1 x2FX1 x2FX1FX1FX1FX1FX1FX1 x3FX1 x3FX1 x3FX1 x3FX1 x3FX1 x3FX1 x3FX1 x3FX1 x3FX1 x3FX1 x3FX1 x2FX1 x2(2) FX4(2) FX4(2) FX4(2) FX4183 SPACES
SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAATT SSSSSaaaannnnAA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIA5.1Signage Site PlanNOTE:THESE DRAWINGS REPRESENT EXTERIOR SIGNAGE LOCATIONS AND INFORMATION ONLY. FOR ACCURATE ARCHITECTURAL SITE PLAN, SEE SHEET A2.0.ATTACHMENT 3
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04301 Toyota San Luis Obispo12350 Los Osos Valley Rd.San Luis Obispo, CA.
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7SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAATT SSSSSaaaannnnAA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIA5.2Signage ElevationsNOTE:THESE DRAWINGS REPRESENT EXTERIOR SIGNAGE LOCATIONS AND INFORMATION ONLY. FOR ACCURATE ARCHITECTURAL ELEVATIONS, SEE SHEET A4.1.ATTACHMENT 3
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-SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAATT SSSSSaaaannnnAA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIA5.3Signage DetailsATTACHMENT 3
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SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAATT SSSSSaaaannnnAA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIA6.1Portal Design ParametersEstablishing ElevationsFOR REFERENCE ONLY: NOT SPECIFIC TO PROJECTATTACHMENT 3
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SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAATT SSSSSaaaannnnAA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIA6.2Portal Design ParametersCladding ParametersFOR REFERENCE ONLY: NOT SPECIFIC TO PROJECTATTACHMENT 3
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SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAATT SSSSSaaaannnnAA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIA6.3Portal Design ParametersElectrical ParametersFOR REFERENCE ONLY: NOT SPECIFIC TO PROJECTATTACHMENT 3
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SSSSSSSSSSSSSaaaaaaaaaaaannnnnnnnLLLLLuuuuuuuiiiiiisssssssssssOOOOOOOOOOObbbbbbbbisssssssspppppoooooooo,CCCCCCCCCCCCaaaaaaaaaaaaliffffffffooooooooooorrrrrnnnnnniiiiiiaaaaaaaaaaaaSSheet Title:Sheet Number:These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.1111110000000000000//////////1111111888888888888///////////11111112222222222Date: 110/18/12File name: Toyota SLO v6.vwxTTTTTTTTTOOOOOOOOOOOOOOOOOOYYYYYYYYYYYYYOOOOOOOOOOOOOOOOOOOOTTTTTTTTAAAAAAATTTTAATTTTAAAAAATT SSSSSaaaannnnAA LLLLuuuiisssss OOOOObbbbissssppppooooToyota Image USA IIToyota Image USA IIA6.4Portal Design ParametersLighting DesignFOR REFERENCE ONLY: NOT SPECIFIC TO PROJECTATTACHMENT 3
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San Luis Obispo, California
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DRAFT
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
March 17, 2014
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony
Palazzo, 1 Position Vacant, Vice-Chair Grey Wynn, and Chairperson
Michelle McCovey-Good
Absent: None
Staff: Senior Planner Pam Ricci, Associate Planner Marcus Carloni, and
Recording Secretary Diane Clement
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of March 3, 2014, were approved as amended.
PUBLIC COMMENTS ON NON-AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 3099 and 3049 Broad Street. ARC-C 11-14; conceptual review of a mixed-used
project with eight residential units, 7,000-square feet commercial, and parking
reductions; C-S-S zone; Paul Abbot, applicant. (Marcus Carloni)
Associate Planner Carloni presented the staff report, recommending continuation of the
project to a date uncertain with direction to staff and the applicant on items to be
addressed in plans submitted for final approval.
Scott Martin, RRM Design Group, applicant representative, noted that this location is a
gateway to the Broad Street corridor and the proposed mixed-use project is an
opportunity for smart growth and infill development that could encourage walking,
biking, and use of public transit. He stated that the two tall sections on the front
elevation are designed to anchor the building and be visible markers for wayfinding. He
added that the buildings are set back on all sides, that almost all units have windows on
three sides, and that the design is aesthetically in line with the industrial railroad theme.
He mentioned that the vehicular and pedestrian paths will be well articulated.
PUBLIC COMMENTS:
There were no comments made from the public.
Draft ARC Minutes
March 17, 2014
Page 2
COMMISSION COMMENTS:
Commr. Ehdaie expressed concern about the amount of parking spaces in the project.
Associate Planner Carloni responded that stated that the request for a 30% parking
reduction in addition to the tandem parking creates concerns that the parking provided
is not sufficient to serve the multiple uses in the project.
Commr. Ehdaie supported staff’s direction to add articulation to the right elevation.
Commr. Hopkins stated that he likes the front elevation as presented and agrees that
the design follows the area plan and harkens back to Railroad Square.
Commr. Palazzo asked whether space has been provided for venting and a parapet to
screen mechanical equipment to potentially accommodate restaurants on the
commercial level.
Paul Abbott, applicant, stated that he does not necessarily agree this is an ideal location
for a restaurant, but noted that mechanical equipment could be screened in either the
brick or elevator chases.
Mr. Martin disclosed that proposed buildings are taller than the currently-allowed 35-feet
maximum and that a request for a variance will be necessary.
Senior Planner Ricci noted that if future C-R zoning is adopted, the maximum height
allowance will be 45 feet.
Associate Planner Carloni stated that the maximum height is calculated from the
average natural grade. He also expressed concern that wayfinding signage on the
pedestrian pathways be included to keep pedestrians off the vehicle ramp.
Commr. Curtis stated that he would prefer separate access for pedestrians.
Commr. Palazzo noted that, because the ramp is 18 feet wide, it is not really a problem
if pedestrians walk on the ramp.
Commr. Curtis stated he had some concerns about shared parking as identified in the
staff report and whether it is appropriate to count tandem spaces in the total for an
entitlement for mixed-use parking reduction. He suggested exploring the possibility of
shared parking on the Alano property. He stated he will look at this carefully later and, if
parking is not adequate, parking will overflow onto adjoining properties.
Commr. Wynn stated he is very concerned that there is not enough parking although he
appreciates the desire to promote other modes besides vehicles. He noted that when
the tandem parking is removed from consideration, the project seems way under parked
and that there is probably no incentive for Alano Club to share parking since they have
Draft ARC Minutes
March 17, 2014
Page 3
already secured access through this property. He stated that, unlike downtown, he
does not consider this area walkable yet.
Mr. Martin noted that the choice was made to provide storage as opposed to
maximizing parking.
Commr. Palazzo asked if the storage space makes the property more marketable.
Leonard Grant, RRM Design Group, stated that the design with tandem parking and
storage results in more square footage and a few more units. He noted that the
applicant is asking for direction on how to adjust that.
Senior Planner Ricci stated that tandem parking works for the residential units and
maybe storage could go above the parking spaces. She noted that an almost identical
issue came up with another project and the conclusion was that you cannot have both
tandem parking and the 30% reduction.
Commr. Wynn stated he likes the tandem parking for the residential units but those
spaces cannot be counted for the reduction. He noted that in a single-family home,
garages may be half-filled with possessions, but residents also have a driveway and
street parking available. He stated he is not flexible on the 16 parking spots needed for
the eight residential units.
Commr. McCovey-Good stated that parking is more critical than storage.
Discussion of the Front Elevation:
The Commission reached consensus that the elevation was appropriate as designed
with the use of authentic materials.
Discussion of the Rear Elevation:
Commr. Ehdaie, Commr. Hopkins, Commr. Palazzo, and Commr. McCovey-Good
supported the design of the rear elevation as presented.
Commr. Curtis stated he would like more articulation because it is four stories tall.
Commr. Wynn supported the wall height, but suggested that materials be varied.
Discussion of Right Elevation:
Commr. Wynn noted that this elevation will be visibly prominent and that the corner has
been well designed. He stated that the first section of wall toward Broad Street should
have more articulation and that pushing it back five feet would fulfill the applicant’s
promise of windows for residential units although it would reduce the square footage.
Draft ARC Minutes
March 17, 2014
Page 4
Commr. Palazzo stated that he approves of this elevation as presented.
Mr. Martin stated that the brick and stucco sections will not be in the same plane.
Commr. Hopkins stated he would like a little more articulation but agrees with the
applicant about the potential for new building next door affecting the view from this side
and the expense involved in altering the design.
Commr. Ehdaie stated that air and light provided by windows on this side would be
important forfuture residents. She also supported articulation on the bottom level,
especially if development on the adjacent property includes an alley on this side.
Commr. Curtis agreed with Commr. Ehdaie and added that more windows will help with
marketability and articulation. He noted that there may not be development on the
adjoining lot for many years and, if this building is in place when development does
occur, then the design of this building will have to be considered.
Discussion of Building Height:
Commr. Wynn stated that, if a variance is granted to match the soon-to-be new zoning
height of 45 feet, the residential ceiling height could be increased to more than the
current eight feet.
Commr. Palazzo stated that a height of 45 feet is appropriate here.
Associate Planner Carloni stated that staff does not have a big concern with the height,
but getting a variance is difficult. He noted that the Planning Commission would review
a request for variance.
Commr. Curtis stressed that variance findings are difficult to make.
Senior Planner Ricci stated that it might be helpful to clarify in the plans the amount of
the roof plane that exceeds 35 feet.
She added the Planning Commission has approved taller buildings when they
accommodate residential uses on upper floors.
There were no further comments made from the Commission.
On motion by Commr. Palazzo, seconded by Commr. Hopkins, to continue the project
to a date uncertain with the directional items in the staff report, including an amendment
to Item #3 that states: “Include a sheet in plans for final review that clarifies pedestrian
circulation proposals.” In addition, the following directional items were included:
1. Pedestrian access: no major concern; handle with signage. Applicant needs to
provide clarification to indicate how this will be handled.
Draft ARC Minutes
March 17, 2014
Page 5
2. 30% parking reduction: potentially explore sharing parking with the Alano Club
property and/or do not request reduction for the residential component; tandem
parking supported for the residential uses but should not be factored into parking
reductions.
3. Front elevation: no additional articulation needed; use authentic materials.
4. Rear elevation: explore different materials and color changes.
5. Right side elevation: add articulation and/or changes to materials for residential
Unit 7 near the front.
6. Modify plane of material change (from brick to stucco) on right and left side
elevations to terminate brick material at logical point of wall plane change.
7. Left side elevation: acceptable as presented
AYES: Commrs. Curtis, Ehdaie, Hopkins, McCovey-Good, Palazzo, and Wynn
NOES: None
RECUSED: None
ABSENT: None
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
2. Staff:
a. Agenda Forecast: Senior Planner Ricci gave an agenda forecast of upcoming
projects.
3. Commission:
a. Commr. Curtis will miss the meetings in May.
b. Commr. Palazzo commented about the visibility of ducts on a building remodel
at Johnson and Monterey; he stated that the ducts are not screened. Associate
Planner Carloni stated that staff is aware and the project has not been finaled
yet.
c. Commr. Hopkins complimented the Marsh Street Commons project. Commr.
Wynn noted that the exterior lights on Marsh Street Commons are not shielded.
Associate Planner Carloni stated that people have a hard time complying with
the City’s lighting ordinance.
ADJOURNMENT: The meeting adjourned at 7:00 p.m.
Respectfully submitted by,
Diane Clement
Recording Secretary