HomeMy WebLinkAbout07-11-16 ARC Item 2 - ARCH-2735-2015 -- 12200 Los Osos Valley Road
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of the demolition of the existing Ford Dealership showroom, and the construction of a new Ford/Lincoln showroom, a new Volkswagen showroom, and associated landscape and parking lot improvements. PROJECT ADDRESS: 12200 Los Osos Valley Rd BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-2735-2016 FROM: Doug Davidson, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant Falk Properties SLO
Representative Jessica Steiner, Bickel Group Architecture
Submittal Date 02/09/2016
Complete Date 05/07/2016
Zoning C-S-PD
General Plan Services and Manufacturing
Site Area 4.06 acres
Environmental
Status
Categorically Exempt from environmental
review under Section 15332 (In-Fill
Development Projects) of the CEQA
Guidelines.
SUMMARY
The proposed project includes the demolition of the existing Ford/Lincoln dealership showroom and
partial demolition of the existing Volkswagen (VW) service bay in order to construct a new, 9,735
square foot Ford/Lincoln showroom and offices and a new 7,895 square foot VW showroom and
offices located at 12200 Los Osos Valley Road. The proposed buildings are 24 feet and 22 feet in
height, respectively and simply designed with open storefronts.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City standards.
Meeting Date: July 11, 2016
Item Number: 2
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2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is approximately 4.06 acres size and located within the Service Commercial
zone with a Planned Development overlay along Los Osos Valley Road (LOVR). The site is
developed with a large showroom and several service buildings. The surrounding neighborhood
is comprised of other auto dealerships and auto oriented businesses. Site specific details are
noted in Table 1 (below):
Table 1: Site details
Site Dimensions (approx.) Area: 4.06 acres
Width: ~355 feet
Depth: ~493 feet
Current Use Ford/Lincoln/VW Auto Dealership
Topography Elevation: flat
Natural Features: none
Access From Los Osos Valley Road and Auto Park Way
Surrounding Use / Zoning North, South & East: C-S-PD (Service Commercial with a Planned
Development Overlay)
West: Los Osos Valley Road
2.2 Project Description
The project proposes to demolish the existing Ford/Lincoln showroom and part of the VW
service building and construct a new Ford/Lincoln showroom, offices and new service canopy
and a new VW showroom and offices. The project also includes site improvements to the
existing parking and landscaping.
Figure 1: Front (west) view along LOVR of the proposed showroom for Ford/Lincoln
Figure 2: Front (west) view along LOVR of the proposed showroom for VW
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The proposed project includes the following features:
Ford/Lincoln
• Showroom: The 9,735 square foot showroom will include a series of 12-foot high
storefront windows surrounded by a metal panel system. The design also includes a 24-
foot high, non-illuminated, slightly curved front entry feature. The showroom provides
very simple, four-sided architecture that is broken up by windows and the use of
different paint colors.
• New Service Canopy: The project proposes to remove the existing service canopy and
replace with a new canopy that covers the same area and matches the colors and
materials of the new showroom. The canopy has a simple and utilitarian design with a
flat roof and finished with plaster and ACM metal panels.
• Entrance Portal Architectural Feature: Addition of a freestanding 24-foot tall by
approximately 16-foot wide, entrance feature oriented toward Los Osos Valley Road.
• Materials and Color: The exterior building materials include an ACM metal panel
Alpolic system and finished with plaster. Colors of the structure include shades of gray,
white, and black. Windows and doors are composed of clear anodized aluminum
thermal glazing systems.
• Signage: The new Ford/Lincoln signage will be submitted under a different application.
VW
• Showroom: The 7,895 square foot showroom will include a series of 19.5-foot high
storefront windows capped by a 2-foot fascia, a front entry architectural feature, and an
entry arch to the service area behind the showroom. The showroom includes four-sided
architecture and breaks up the facades with windows, changes in material and color,
and with various doors.
• Materials and Color: The exterior building materials include an ACM metal panel
Alpolic system, and corrugated metal siding. Colors of the structure include shades of
gray and white. Windows and doors are composed of clear anodized aluminum glazing
systems.
• Signage: a 9 square-foot internally illuminated VW logo, an approximately 15 square-
foot internally illuminated “Perry” dealership sign, 14 foot 9 inch high approximately
81 square-foot pole sign with an internally illuminated VW logo, and a 4 foot tall 12
square-foot non-illuminated directional sign. More details are provided in Section 3.2
below.
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2.3 Project Statistics
Table 2: Project Statistics
Item Ford/Lincoln
Proposed 1 VW Proposed 1 Ordinance
Standard 2
Street Yard Setback 83’ 83’ 15’
Other Yard Setback 44‘ 65’ 40’ (adjacent
building
setback)
Max. Height of Structure(s) 24’ 21’9” 35’
Building Coverage (footprint) 20% 75%
Parking Spaces 321 92
Bicycle Parking 8 8
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3.0 PROJECT ANALYSIS
Project plans were reviewed in terms of their consistency with the City’s General Plan, Zoning
Regulations and the Community Design Guidelines (CDG) for Auto Dealerships.1
3.1 Design Guidelines for Auto Dealerships
3.1.1 Site Planning. All outdoor display vehicles are oriented toward the street, at-grade.
Vehicles in for service and excess stock are screened from view by the proposed new
showrooms and the existing service center buildings. The site provides a fire access path that
may be utilized for the unloading of vehicles on the site (Attachment 3, Project Plans, Sheet
A-0.4).
3.1.2 Building Design. The proposed Ford/Lincoln and VW showrooms are designed to be
compatible with existing structures on the site and are consistent with the CDG guidelines
for auto dealerships. Staff has highlighted specific architectural features and points of the
project for ARC discussion below.
Architecture: Both structures provide consistent architectural style and exterior finish
materials, and articulation on all sides of the building (Attachment 3, Project Plans, Sheet
A2.0 & A2.1). The proposed showroom designs provide clean, simple lines with an open
storefront design that allows open views into the buildings and are compatible with one
another. The project is consistent with the scale of the neighborhood, which includes other
auto dealerships.
1 CDG Section 3.4.A. Auto dealerships. Auto and other vehicle dealerships are typically characterized by large outdoor
areas for the storage and display of vehicles, with comparatively minor portions of the site being used for structures and
customer parking.
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•Ford/Lincoln Showroom – The Ford/Lincoln showroom includes a non-illuminated
front entry architectural feature that is not attached to the structure and appears to act
as a sign. Staff recommends the entry feature be attached to the main structure
creating a canopied entry as shown in Figure 3. Additionally staff is recommending
Condition No. 9; plaster used on the exterior of the showroom and service canopy
shall have a smooth finish.
Figure 3: Sketch of the entry feature with the recommended canopy addition
•VW Showroom – One of the specific features of this showroom is the use of exterior
lighting on the inside of the front storefront windows as shown in Figure 4. Staff
recommends the ARC discuss if the use of this type of lighting is consistent with
the City’s night sky ordinance. Staff recommends condition of approval No. 10;
lighting associated with either new showroom shall be significantly dimmed at the
close of business hours and include only the lighting essential for security and safety.
Figure 4: View of a VW showroom at night
Landscaping: The applicant is proposing to remove the existing chain/rail fence along
LOVR and install new landscaping as shown on the Landscape Plan (Attachment 3, Project
Plans). The proposed landscaping includes plant species that can be maintained at a low
level (less than 32 inches, except for the proposed trees) along the display perimeters.
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3.2 Signs: The applicant is proposing new signage as part of the VW showroom. All the existing
and proposed signage is included in Table 3 below. The Ford/Lincoln dealership will be
submitting new signage in the future. Staff recommends Condition 4, which states that
modification to the proposed signage for the Ford/Lincoln dealership shall return to the ARC for
review, unless the Director determines a minor or incidental architectural review is appropriate
because the new signage is similar in size and number to what currently exists on the site for the
Ford/Lincoln tenant.
Table 3: Existing and Proposed Tenant Signage
Type Square Footage Dimensions/Height
Ford/Lincoln Existing Signage (4 signs)
Ford pole sign 91.69 s.f. 14.67 x 6.25 feet / 16 feet tall
“Perry” wall sign 28.04 s.f. 2.17 x 12.92 feet
Ford logo wall sign 12.23 s.f. 2.33 x 5.25 feet
Lincoln logo wall sign 11.55 s.f. 2.75 x 4.20 feet
Existing Signage Total 143.51 s.f.
Type Square
Footage
Dimensions/Height Illumination
VW Proposed Signage (5 signs)
VW logo wall sign 9.92 s.f. 3.15 x 3.15 feet Internal
“Perry” wall sign 14.47 s.f. 1.96 x 7.38 feet Internal
VW pole sign 78.62 s.f. 14.75 x 5.33 feet / 14.75
feet tall
Internal
Directional sign 12 s.f. 4 x 3 feet / 4 feet tall None
Service signage 46 s.f. 23 x 2 feet None
Additional Signage Total 161.01 s.f.
Total of both dealerships 304.52 s.f.
The applicant is requesting to establish a sign program for the VW
tenant space with a total of 5 signs with 161 square feet of signage
(Attachment 4, VW Sign Program). Per the sign regulations, each
tenant on a C-S zoned site is allowed two signs and up to 200 square
feet of signage. The ARC may approve a sign program that allows
flexibility to these sign standards. Two of the proposed signs are non-
illuminated directional signs. Both the VW logo wall sign and the
“Perry” wall sign are internally illuminated. The “Perry” sign
provides push through lettering that illuminates the outline of the
letters. This illumination is shown in Figure 4 above. The VW pole
sign is proposed to have a maximum height of 14.75 feet and
illuminates the VW logo and accent lighting along the edges (Figure
5). As proposed the sign program does not appear to create sign
clutter and provides helpful information for those accessing the site.
Staff recommends the ARC approve the proposed sign program.
Figure 5: Proposed pole
sign
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4.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached draft resolution as
conditions of approval/code requirements.
5.0 ALTERNATIVES & RECOMMENDATION
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Zoning Regulations and the
Community Design Guidelines.
6.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced Project Plans
4. VW Sign program
Included in Commission member portfolio: project plans and renderings
Available at ARC hearing: color/materials board
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ATTACHMENT 1
RESOLUTION NO. ARC- -16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING THE DEMOLITION OF THE EXISTING FORD
DEALERSHIP SHOWROOM, AND THE CONSTRUCTION OF A NEW
FORD/LINCOLN SHOWROOM, A NEW VOLKSWAGEN SHOWROOM, AND
ASSOCIATED LANDSCAPE AND PARKING LOT IMPROVEMENTS, INCLUDING
ADOPTION OF A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL
REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED JULY 11, 2016
12200 LOS OSOS VALLEY ROAD (ARCH-2735-2016)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on July 11, 2016, pursuant to a proceeding instituted under ARCH-2735-
2016, Falk Properties SLO, applicant; 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, presented at said hearing.
WHEREAS, notices of said public hearing 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 project (ARCH-2735-2016), based on the following findings:
1. That the project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project respects site constraints and will be
compatible with the scale and character of the neighborhood.
2. That the project’s design is appropriate and will be compatible with the surrounding
character and scale of the existing neighborhood.
3. That as conditioned, the project design maintains consistency with the City’s Community
Design Guidelines, specifically CDG 3.4 providing guidance for auto dealerships.
4. That the proposed auto dealership is consistent with the General Plan at the proposed
location because it is consistent with Land Use Element Program 3.7.5 that has identified
this site (along Auto Parkway) as an appropriate location for auto sales.
5. That the project is categorically exempt under Section 15332 (In-Fill Development Projects)
of the CEQA Guidelines because the project is within City limits, consistent with applicable
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Resolution No. ARC- -16 ATTACHMENT 1
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City policy, surrounded by urban uses, and on a project site less than 5 acres in size served
by required utilities and public services.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
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. 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.
3. The locations of all exterior lighting, including landscaping or parking lot 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 insure
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. Modifications to the Ford/Lincoln sign program shall return to the ARC for review unless
the Director determines a minor or incidental architectural review is appropriate because the
new signage is similar in size and number to what currently exists on the site for the
Ford/Lincoln tenant. The sign program shall include information on the sizes, locations,
colors, materials, types, and illumination of signage proposed for the building and the
overall site including monument and directional signs. Project signs shall be designed to be
compatible with the architecture of proposed buildings and to complement the site’s setting.
New wall signs for the northern dealership building shall utilize more innovative and
attractive solutions such as raised, backlit metal letters, halo lighting, or external lighting
rather than typical strip mall-type plex letters with internal illumination.
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5. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of proposed condensers and other mechanical equipment to be
placed on the roof to confirm that parapets and other roof features will adequately screen
them. A line-of-site diagram may be needed to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
6. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements.
7. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings and shall be consistent
with the architectural site plan. 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.
8. Plans submitted for a building permit shall show that the front entry architectural feature is
attached to the main structure creating a canopied entry.
9. Plans submitted for a building permit shall note the use of smooth finished plaster on the
exterior of the Ford/Lincoln showroom and service canopy.
10. The lighting associated with the auto dealership shall be significantly dimmed at the close of
business hours and include only the lighting essential for security and safety.
Engineering Division – Public Works/Community Development Department
11. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard.
MC 12.16.050
12. The building plan submittal shall show all existing and proposed easements for reference.
The building plan submittal shall label all property lines distances and bearings for
reference.
13. The building plan submittal shall show any section of damaged or displaced curb, gutter,
sidewalk or driveway approach to be repaired or replaced per City Engineering Standards.
14. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for water quantity and/or quality control
purposes and in the area of existing or proposed trees and where the driveway or parking
area may occur within the dripline of any tree. Alternate paving material shall be approved
to the satisfaction of the Planning Division.
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15. The building plan submittal shall include the site operations, security, and circulation plan.
16. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
17. The building plan submittal shall show all existing and proposed storm drain piping and
drainage infrastructure. Any existing oil and sand separators shall be shown on the plans
for reference.
18. The building plan submittal shall show the existing water service and water meter to be
sized in accordance with the approved fire sprinkler plans.
19. All elevations must be based on a City Bench Mark and noted per City datum elevations.
The building plan submittal shall note the benchmark number, location and elevation.
Include a clear description of the benchmark referenced on the plans. The plans shall
reference the NAVD 88 datum. The Flood Insurance Rate Map (FIRM) is based on the
NAVD88. The building plans shall include topographical information prepared by a
licensed surveyor or engineer.
20. The building plan submittal shall show all flood zones for reference. This property is
located in an XB and AE flood zone. This property is located within a designated flood
zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo.
As such, any new or substantially remodeled structures shall comply with all Federal
Emergency Management Agency (FEMA) requirements and the city’s Floodplain
Management Regulations per Municipal Code Chapter 17.84. The building plan submittal
shall show and map all flood zones for reference.
21. The proposed buildings are located in an X-shaded (XB or former B) and near the AE
Floodzone. The X-shaded flood zone is an area where the 100-year flood depth is less than
one foot. Local ordinance requires that finish floors be located a minimum of 1’ above the
highest adjacent grade or be floodproofed to a comparable height. Depending on the
location of the structures in relation to the AE flood zone, additional elevation certificate
and floodproofing documentation may be required.
22. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation
or grade break at the yard areas and drainage arrows to show historic drainage. Include the
finished floor elevation of the residence, existing finish grade elevations, and existing yard
drainage. Show all existing and proposed drainage courses, pipes and structures; indicate
the size, type and material.
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23. This development shall comply with the Waterway Management Plan, Volume III,
Drainage Design Manual, Floodplain Management Regulations, and the Post Construction
Stormwater Requirements. The building plan submittal shall include a complete hydrologic
and hydraulic analysis report. The drainage report shall include a summary of the bulleted
items found in Section 2.3.1 of the manual. A comprehensive hydrologic and hydraulic
analysis may not be required if the proposed improvements can be shown to be insignificant
in accordance with Section 3.0 of the manual.
24. EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading and
excavation results in land disturbance of one or more acres. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also
require a permit. Permits are required until the construction is complete. To be covered by
a General Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to
the State Water Resources Control Board (SWRCB).
25. A copy of the Stormwater Pollution Prevention Plan (SWPPP) required by the SWRCB
shall be included as part of the building permit and/or grading permit plan submittal. The
WDID Number issued by the board shall be noted on all plans that involve regulated land
disturbing activities.
26. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for
redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template
as available on the City’s Website.
27. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
28. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. Tree removals may require approval by the City Arborist and/or Tree
Committee.
29. The building plan submittal shall show all required street trees for the property frontage
including across the frontage of the adjacent parking lot at 1415 Auto Park Way. One 15
gallon street tree shall be required for each 35 linear feet of frontage. The City Arborist
shall approve tree species and planting requirements in accordance with City Engineering
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Standards.
30. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline of
trees. A city-approved arborist shall complete safety pruning. Any required tree protection
measures shall be shown or noted on the building plans.
Building Division – Community Development Department
31. The building plan submittal shall show clear widths along exterior paths of travel where
vehicles will be parked on sidewalk surface.
32. The building plan submittal shall provide occupant loads and exiting analysis to determine
sufficient path of exit travel.
33. The building plan submittal shall provide plumbing fixture calculations to determine
required number of restroom facilities based on occupancy classification and occupant load.
Code Requirement
34. The City of San Luis Obispo is considered a “Community at Risk” due to the threat of
wildfire impacting the urban community. The City shall continue to enhance the fire safety
and construction codes for new buildings in order to reduce the risk of urban fires that may
result from wildfires. New buildings citywide shall incorporate the following construction
methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection
in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under
floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California
Building Code Chapter 7A.
Transportation Division - Public Works Department
35. Autopark Way Driveway shall be 30’ wide per City Standards
36. LOVR Driveway shall be designed to include a median to adequately restrict left turns at
driveway
37. All parking stalls shall meet City Engineering Standards.
38. The building plan submittal shall show a minimum of 6 long-term bicycle parking spaces
and 2 short-term bicycle parking spaces as required by the Zoning Regulations Chapter
17.16.060, Table 6.5.
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Utilities Department
39. The property’s existing sewer lateral to the point of connection at the City main must pass a
pipeline video inspection (visual inspection of the interior of the pipeline), including repair
or replacement, as part of the project. The pipeline video inspection shall be submitted
during the Building Permit Review Process for review and approval by the Utilities
Department prior to issuance of a Building Permit. Additional information is provided
below related to this requirement:
• The pipeline video inspection shall be submitted on USB drive and shall be in color.
• The inspection shall be of adequate resolution in order to display pipe.
• Material submitted shall include the project address and a scaled plan of the building
and the lateral location to the connection at the City sewer main.
• The inspection shall include tracking of the pipeline length (in feet) from the start of
the inspection to the connection at the City sewer main.
• It is optional to provide audio on the report to explain the location, date of inspection,
and pipeline condition observations.
Code Requirements
40. Where automobiles are serviced, greased, repaired, or washed, separators shall be provided
to prevent the discharge of oil, grease, and other substances harmful or hazardous to the
City’s wastewater collection system consistent with City standards. If existing separators are
in place, these should be shown on the Utility Plan during Building Permit review.
41. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program. Information on the program is available at:
http://www.slocity.org/home/showdocument?id=5909
42. The project will not be permitted to use potable water for landscape irrigation as recycled
water is available in Los Osos Valley Road (per Section 13.24.010). If using recycled water,
the project’s 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 (per Section 13.24.020). Three sets of irrigation plans shall be
submitted to the Building Decision for review during the City’s building permit review
process. The applicant may contact the City’s Utilities Project Manager at 781-7239 for
more information. Alternatively, well water from the site may be used for irrigation. If well
water is proposed, backflow protection must be provided on all potable service connections.
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Fire Department
Code Requirements:
43. All required fire lanes shall be posted.
44. All new buildings, buildings with additions or work exceeding 50% of the building value
shall have fire sprinklers installed.
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 11th day of July, 2016.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
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VICINITY MAP File No. 2735-201612200 LOVR ¯
ATTACHMENT 2
ARC2 - 16
ATTACHMENT 3
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