ARC 2019-08-19_08a Oak Park Plaza Drive-Thru ARCH
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF ARCHITECTURAL REVIEW 19-002;
COMMERCIAL FAÇADE APPROVAL FOR ENTITLED DRIVE-THRU;
LOCATION – 1570 W. BRANCH STREET; APPLICANT – RICK
GAMBRIL, ARROYO GRANDE COMMERCIAL LLC; REPRESENTATIVE
– ARRIS STUDIO ARCHITECTS
DATE: AUGUST 9, 2019
SUMMARY OF ACTION:
Approval of the project would set the architectural façade of an entitled commercial drive-
thru building and allow the applicant to seek building permits.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
The new commercial drive-thru is anticipated to increase local sales tax revenue.
RECOMMENDATION:
It is recommended that the Architectural Review Committee (ARC) review the proposed
project and recommend the Community Development Director approve Architectural
Review 19-002.
BACKGROUND:
The subject property is a previously developed commercial parcel located in the Regional
Commercial (RC) zoning district. On April 2, 2019, the Planning Commission approved
Amended Conditional Use Permit (ACUP) 19-001 for the entitlement of a commercial
drive-thru building in the existing parking lot of the Oak Park Plaza (the “Plaza”). As part
of this approval, the final design of the commercial drive-thru building was required to be
reviewed by the ARC for a recommendation to the Community Development Director.
ANALYSIS OF ISSUES:
Architecture
The building’s architecture is proposed to be compatible with that of the existing
commercial building undergoing remodeling. The building is proposed to be a modern
style commercial building utilizing simple forms and roof lines. The applicant proposes to
utilize the same split face masonry veneer, stucco color, and accent corrugated metal as
the existing commercial building. The building’s fascia is proposed to be a “greenblack”
to be compatible with the wood paneling on the underside of exposed rooflines. These
two items are the only differences between the proposed building and the existing
Item 8.a. - Page 1
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 19-002
AUGUST 19, 2019
PAGE 2
building. Vegetated trellises are also proposed along portions of the front, rear, and right
elevations, which is additionally consistent with the existing building’s use of vegetation
to soften the façade.
The purpose of the architectural review process is to ensure projects meet the high visual
standards of the community. As the architecture of the building was not depicted during
the approval of ACUP 19-001, this is the ARC’s opportunity to provide conditions to
ensure the proposal is consistent with the character of the neighborhood, is not
detrimental to the orderly and harmonious development of the City, and will not impair the
desirability of investment or occupation in the neighborhood.
Trees and Landscaping
Trees and landscaping have been approved as part of the remodel for the existing
building. However, the project’s site plan and renderings depict only two (2) trees in front
of the building and lower level landscaping surrounding the drive-thru. It is anticipated
that all landscaping will be install reflective of the site plan for ACUP 19-001.
Signage
Signage for the business is depicted on two sides of the building and will be processed
separately in accordance with the sign program approved by the Planning Commission
on August 6, 2019.
Item 8.a. - Page 2
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 19-002
AUGUST 19, 2019
PAGE 3
Standards for Drive-Thru Uses
Arroyo Grande Municipal Code Section 16.52.090 contains development standards for
drive-in, drive-thru fast-food and take-out restaurants. The proposed project meets or has
been conditioned to meet all standards included in the Municipal Code.
ADVANTAGES:
The proposed project will allow the entitled drive-thru building to be submitted to the City
for building permit review and will add a symbiotic use to the rest of the commercial center.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project has been reviewed in compliance with the California Environmental Quality
Act (CEQA), the State CEQA Guidelines, and has been determined to be categorically
exempt pursuant to Sections 15301(e)(2), 15303(c), and 15332 of the CEQA Guidelines
regarding existing facilities, new construction, and in-fill development projects in urban
areas.
PUBLIC NOTIFICATION AND COMMENT:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. No comments have been received regarding the
proposed project.
Attachments:
1. Project plans
Item 8.a. - Page 3
DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A1.007/22/2019STARBUCKS1570 W. BRANCH ST, ARROYOGRANDE, CACOVER SHEET78%6&9'/7;&6%2',78%663=3+6%2()'%ATTACHMENT 1Item 8.a. - Page 4
PROJECT SITEOAK PARK BLVD101 FWYCAMINO MERCADOW BRANCH STJAMES WAYSHOPPING CENTERBUILDING SITEDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A1.107/22/2019STARBUCKS1570 W. BRANCH ST, ARROYOGRANDE, CAPROJECT DATA78%6&9'/7;&6%2',78%663=3+6%2()'%PROJECT DESCRIPTIONPROJECT DATASHEET INDEXVICINITY MAPPROJECT DIRECTORYARCHITECTURALA1.0 COVER SHEETA1.1 PROJECT DATAA2.0 SITE PLANA3.0 FLOOR PLANA3.1 ROOF PLANA4.0 PERSPECTIVESA4.1 PERSPECTIVESA5.0 BUILDING ELEVATIONSA5.1 BUILDING ELEVATIONSA6.0 SECTIONSTHIS PROJECT PROPOSES THE CONSTRUCTION OF A STARBUCKS, ON A LOT LOCATED ON AN EXISTING SHOPPING CENTER. THE BUILDING IS A ONE-STORY 2160 SF SPACE, CONSISTING OF A KITCHEN, SERVICE COUNTER, INDOOR AND OUTDOOR SEATING. THE PROJECT ALSO FEATURES A DRIVE-THRU AND BICICLE PARKING. APN:ADDRESS:SITE AREA:ZONING:ADJACENT ZONING:DRAINAGE ZONE:USE:OCCUPANCY:CONST. TYPE:EXISTING LAND USE:(SC) GROSS AREA:MAXIMUM STORIES# OF STORIES PROPOSED:MAXIMUM BUILDING HEIGHT:BUILDING HEIGHT PROPOSED:MAXIMUM SITE COVERAGE:CURRENT SITE COVERAGE:PROPOSED SITE COVERAGE:SC PARKING REQUIRED13.3% SHARED REDUCTIONPARKING REQUIRED AFTER REDUCTIONSC PARKING PROVIDEDBUILDING AREA:PUBLIC COUNTERKITCHEN TOTAL AREA PHONE:CONTACT:EMAIL:RICK GAMBRIL547 FIVE CITIES DRIVEPISMO BEACH, CA 93449PROJECTAPPLICANT:PHONE:CONTACT:EMAIL:ARRIS STUDIO ARCHITECTS1327 ARCHER ST, SUITE 220SAN LUIS OBISPO, CA 93401(805) 547-2240THOM JESSTJESS@ARRIS-STUDIO.COMARCHITECT:PHONE:CONTACT:EMAIL:RRM DESIGN GROUP3765 S. HIGUERA ST, SUITE 102SAN LUIS OBISPO, CA 93401805 543-1794ROBERTO CAMACHORCAMACHO@RRMDESIGN.COMCIVIL:007-771-0681570 W BRANCH ST, ARROYO GRANDE, CA278,784 SF (6.4 ACRES)RC - REGIONAL COMMERCIALPLANNED DEVELOPMENTZONE CA-2V-BSHOPPING CENTER (SC)472,408 SF (10.845 ACRES)3-STORIES1-STORY35'-0"20'-0"100%26.75%27.21%571 SPACES-76 SPACES495 SPACES495 SPACES1,259 SF472 SF429 SF2,160 SFItem 8.a. - Page 5
6723EKWZ</E'EKWZ</E'EKWZ</E'EKWZ</E'EXISTING COMMERCIAL BUILDINGTRASH ENCLOSURE214'(E) PG&E PAD MOUNTED TRANSFORMER TO REMAINDRIVE THRU7'13'13'(E) BUILDING PAD W/UTILITY CONNECTIONS(N) BOLLARD16'59'DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A2.007/22/2019STARBUCKS1/32" = 1'-0"1570 W. BRANCH ST, ARROYOGRANDE, CASITE PLANARCHITECTURAL SITE PLANNORTHItem 8.a. - Page 6
6611AAEEAA6.0BBCCDD22334455AA5.0BA5.0DA5.1CA5.12,160 SFSTARBUCKSOUTDOOR SEATING437 SFCOUNTER46 SFWOMEN48 SFMEN382 SFKITCHEN1071 SFSEATING AREABA6.072'-11 1/2"16'-0 1/2"11'-3"23'-2"22'-6"2'-2"3'-3"14'-5"3'-4"40'-0"5'-9"24'-0"10'-3"6'-3"72'-11 1/2"ROOF ABOVEBIKE RACKSRAILINGPLANT TRELLIS40'-0"5'-9"27'-6"6'-9"29'-5 1/2"22'-6"PUBLIC AREASERVICEDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A3.007/22/2019STARBUCKS1/8" = 1'-0"1570 W. BRANCH ST, ARROYOGRANDE, CAFLOOR PLANFIRST FLOOR PLANROOM AREASNAMEAREACOUNTER437 SFKITCHEN382 SFSEATING AREA1071 SFMEN48 SFWOMEN46 SFROOM LEGENDItem 8.a. - Page 7
6611AAEEAA6.0BBCCDD22334455AA5.0BA5.0DA5.1CA5.113'-0 1/2"13'-0 1/2"13'-0 1/2"13'-0 1/2"SIGNAGEBA6.013'-0 1/2"20'-0"20'-0"MECHANICAL EQUIP. AREAMECHANICAL EQUIP. SCREENDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A3.107/22/2019STARBUCKS1/8" = 1'-0"1570 W. BRANCH ST, ARROYOGRANDE, CAROOF PLANROOF PLANItem 8.a. - Page 8
DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A4.007/22/2019STARBUCKS1570 W. BRANCH ST, ARROYOGRANDE, CAPERSPECTIVESENRTY PERSPECTIVE (NORTHEAST)Item 8.a. - Page 9
DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A4.107/22/2019STARBUCKS1570 W. BRANCH ST, ARROYOGRANDE, CAPERSPECTIVESDRIVE THRU PESPECTIVE (SOUTHWEST)Item 8.a. - Page 10
FIRST FLOOR0"ROOF12'-0"T.O. TOWER20'-0"20'-0"8'-0"12'-0"ACCENT CORRUGATED METALCEMENT PLASTERMECHANICAL EQUIPMENT SCREENCONCRETE MASONRY VENNERPLANT TRELLIS3'-0"CORRUGATED METALFIRST FLOOR0"ROOF12'-0"T.O. TOWER20'-0"CEMENT PLASTER SIGNAGEPLANT TRELLISMECHANICAL EQUIPMENT SCREEN20'-0"8'-0"12'-0"CORRUGATED METALCONCRETE MANSONRY VENNER(N) BOLLARDDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A5.007/22/2019STARBUCKS1/8" = 1'-0"1570 W. BRANCH ST, ARROYOGRANDE, CABUILDING ELEVATIONSFRONT ELEVATIONRIGHT ELEVATIONItem 8.a. - Page 11
FIRST FLOOR0"ROOF12'-0"T.O. TOWER20'-0"PLANT TRELLISCORRUGATED METALCEMENT PLASTERCONCRETE MASONRY VENNERCORRUGATED METALCORRUGATED METALMECHANICAL EQUIPMENT SCREEN20'-0"12'-0"8'-0"FIRST FLOOR0"ROOF12'-0"T.O. TOWER20'-0"8'-0"12'-0"20'-0"10'-0"CEMENT PLASTER MECHANICAL EQUIPMENT SCREENCORRUGATED METALSIGNAGECONCRETE MASONRY VENNERDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A5.107/22/2019STARBUCKS1/8" = 1'-0"1570 W. BRANCH ST, ARROYOGRANDE, CABUILDING ELEVATIONSREAR ELEVATIONLEFT ELEVATIONItem 8.a. - Page 12
FIRST FLOOR0"ROOF12'-0"T.O. TOWER20'-0"BA6.020'-0"SEATING AREACOUNTER8'-0"12'-0"DRIVE THRUMECHANICAL EQUIPMENTFIRST FLOOR0"ROOF12'-0"AA6.0T.O. TOWER20'-0"KITCHENWOMENSEATING AREA20'-0"8'-0"12'-0"MECHANICAL EQUIPMENTPUBLIC AREASERVICEDateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A6.007/22/2019STARBUCKS1/8" = 1'-0"1570 W. BRANCH ST, ARROYOGRANDE, CASECTIONSBUILDING SECTION ABUILDING SECTION BROOM LEGENDItem 8.a. - Page 13
DateScaleSheetA R R I SS T U D I OA R C H I T E C T S1306 JOHNSON AVENUESAN LUIS OBISPO, CA 93401805/547.2240 805/547.2241P:F:THOM AS E. JESS ARCHI TECT #C27068A7.007/22/2019STARBUCKS1570 W. BRANCH ST, ARROYOGRANDE, CACOLORS & MATERIALSCOLORS & MATERIALSM1W1P2C1P1M1PAINTED STUCCOSHERWIN WILLIAMSP1SW 7043 "WORLDLY GRAY"PAINTED FASCIASHERWIN WILLIAMSP2SW6994 "GREENBLACK"WOOD PANNELTONGUE & GROOVE PINEW1PICKLED OAK 250CONCRETEMASONRY VENEERC1AIR VOL SPLIT FACE 04-101METAL SIDING/EQUIP SCREENACCENT CORRUGATED METALM1(EQUIP. SCREEN MATCH FINISH)M1Item 8.a. - Page 14