Mountain View City Council
March 13, 2025

MAGNUSSEN’S TOYOTA OF MOUNTAIN VIEW PROJECT
2319-2325, 2385, & 2249-2283 Old Middlefield Way + 775
Independence Avenue

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)

COMPLIANCE CHECKLIST
Class 32 Infill Exemption
CEQA Guidelines Section 15332
November 21, 2024
Attachment 8

TABLE OF CONTENTS

1.0 Introduction ..............................................................................................2

2.0 Project Description ...................................................................................2

3.0 Environmental Setting ............................................................................14

4.0 CEQA Guidelines Section 15332 Consistency Analysis .......................15

5.0 Conclusion..............................................................................................21

6.0 CEQA Environmental Checklist ............................................................22

7.0 References ..............................................................................................65

8.0 Lead Agency Authors and Consultants..................................................66

FIGURES
Figure 1 Regional Map ...........................................................................................4 Figure 2 Vicinity Map.............................................................................................5 Figure 3 Aerial Photograph.....................................................................................6 Figure 4 Neighborhood Plan...................................................................................7 Figure 5 Site and Ground Floor Plan ......................................................................8 Figure 6 Upper Level Plan......................................................................................9 Figure 7 Roof Plan ................................................................................................10 Figure 8 Streetscapes ............................................................................................11 TABLES
Table 1 Proposed Dealership Areas.......................................................................3

ATTACHMENTS
Attachment 1 Project Application and Plan Set
Attachment 2 Air Quality and Greenhouse Gas Assessment
Attachment 3 Arborist Report
Attachment 4 Phase I Environmental Site Assessment and Peer Review Attachment 5 Noise and Vibration Assessment
Magnussen’s Toyota Project CEQA Checklist 1 November 2024

CITY OF MOUNTAIN VIEW
MAGNUSSEN’S TOYOTA OF MOUNTAIN VIEW PROJECT

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) CHECKLIST
CLASS 32 INFILL EXEMPTION
CEQA Guidelines Section 15332
PROJECT NAME: Magnussen’s Toyota of Mountain View Project FILE NUMBERS:

PL-2023-212, PL-5999
SITE ADDRESS: 2249-2283, 2319-2325, & 2385 Old Middlefield Way and 775 Independence Avenue
Mountain View, CA 94043
APNs: 147-12-033, 147-12-
034, 147-12-060, and 147-12-
061
APPLICANT: Sandra Magnussen
Magnussen’s Middlefield, LLC
690 San Antonio Road
Palo Alto, CA 94306
PHONE: (650) 464-2100

PROPERTY
OWNER:

Sandra Magnussen
Magnussen’s Middlefield, LLC
690 San Antonio Road
Palo Alto, CA 94306
Prev. Cert. EIRs:

SCH #: 2011012069 (Draft 2023
General Plan and GHG Reduction
Program)
PROJECT DESCRIPTION SUMMARY: The project proposes to demolish the two existing structures and improvements on the parcels and to construct a new approximately 39,400 square foot automobile dealership with associated automobile service/repair shop and parts dealership for Toyota. The project also includes a Heritage Tree Removal Permit to remove 80 Heritage Trees, a Lot Line Adjustment to combine four lots, and a lot tie agreement.

ENVIRONMENTAL SETTING: The approximately 2.4-acre site is located on the south side of Old Middlefield Way between North Rengstorff Avenue and Independence Avenue in the CS (Commercial Service) zoning district. The site is currently occupied by commercial buildings, surface parking areas, and landscaping.

DETERMINATION: As outlined in this report, the proposed project meets the eligibility requirements for the Class 32 Categorical Exemption (Infill Exemption) under the California Environmental Quality Act (CEQA) and Section 15332 of the CEQA Guidelines.

The proposed project is in compliance with the California Environmental Quality Act because the attached Checklist was prepared pursuant to CEQA Guidelines and found that the proposed project meets the eligibility requirements for the Class 32 Categorical Exemption (Infill Exemption) under the California Environmental Quality Act (CEQA) and Section 15332 of the CEQA Guidelines.

Prepared by: Date:

Community Development Department
Magnussen’s Toyota Project CEQA Checklist 2 November 2024 All referenced documentation is available for public review at the City of Mountain View, located at 500 Castro Street, Mountain View, CA 94039 during normal business hours.

1.0 INTRODUCTION
This report serves as a summary of the environmental analysis completed for the proposed Magnussen’s Toyota Project (project) located at 2249-2277, 2319, and 2385 Old Middlefield Way and 775 Independence Avenue within the City of Mountain View (City). This analysis is intended to document whether the proposed project is eligible for a Class 32 Categorical Exemption (Cat Ex) for infill development, pursuant to the California Environmental Quality Act (CEQA) Guidelines §15332. This report includes an introduction, project description, and evaluation of the project’s consistency with the requirements for the Class 32 exemption. This includes an analysis of the project’s potential impacts in the areas of habitat for endangered, rare or threatened species, traffic, noise, air quality, water, and historic resources.

The CEQA Checklist from Appendix G of the Guidelines is included in this report, documenting whether there are any unique circumstances or potential environmental impacts associated with this project. This report concludes that the Project is eligible for a Class 32 Categorical Exemption pursuant to Section 15332 of the State CEQA Guidelines.

Article 19 of the California Environmental Quality Act (CEQA Guidelines Section 15300 – 15333) includes a list of classes of projects that have been determined to not have a significant effect on the environment and as a result, are exempt from review under CEQA. Among the classes of projects that are exempt from CEQA review are those projects that are specifically identified as urban in-fill development. CEQA Guidelines Section 15332 (Class 32) consists of projects characterized as in-fill development when meeting the following conditions:
• The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; • The proposed development occurs within city limits, on a project site of no more than five acres, substantially surrounded by urban uses;
• The project site has no value as habitat for endangered, rare or threatened species; • Approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality; and
• The site can be adequately served by all required utilities and public services.

The analysis presented in the following section provides substantial evidence that the proposed project qualifies for an exemption under CEQA Guidelines Section 15332 as a Class 32 urban in-fill development, and would not have a significant effect on the environment under CEQA.

2.0 PROJECT DESCRIPTION
Project Location
The project site is located in northwestern Mountain View, on the south side of Old Middlefield Way, between North Rengstorff Avenue and Independence Avenue in the CS (Commercial Services) zoning district. The approximately 2.4-acre site consists of four parcels (APNs: 147-12- Magnussen’s Toyota Project CEQA Checklist 3 November 2024 033, 147-12-034, 147-12-060, and 147-12-061). The western portion of the site (2385 Old Middlefield Way and 775 Independence Avenue) is currently vacant, and the eastern portion of the site (2319 and 2249-2277 Old Middlefield Way) is currently developed with two commercial service buildings, which have a total area of approximately 23,530 square feet. One of these buildings is vacant and the other is occupied by a mix of commercial and industrial businesses, surface parking, and landscaping. The site is located within the Monta Loma/Farley Rock planning area of the City and has a General Plan designation of General Commercial and a zoning designation of CS-Commercial Services.

A regional map and a vicinity map of the site are shown on Figures 1 and 2, and an aerial photograph of the project site and the surrounding area is shown on Figure 3.

The site is bordered by Independence Way and auto-related commercial businesses to the west; Old Middlefield Way and auto-related businesses to the north; a mix of auto-related and other commercial and industrial businesses to the east; three-story, multi-family residential uses to the south, and two one-story, single-family residences to the southwest.

The project site was historically developed with several residential structures and associated ancillary buildings and may have been used for agricultural purposes prior to being developed with the current business structures. The commercial building at 2249-2277 Old Middlefield Way was constructed in approximately 1966 and the commercial building at 2319 Old Middlefield Way was constructed in approximately 1985.

Proposed Project
The project proposes to demolish the two existing structures and other improvements on the parcels and to construct a new approximately 39,400 square foot Toyota automobile dealership with associated automobile service/repair shop and parts departments (see attached plan set in Attachment 1). The project also includes a Heritage Tree Removal Permit to remove 80 Heritage Trees, a Lot Line Adjustment to combine four lots into one, and a lot tie agreement.

The proposed dealership would include an approximately 3,106 square foot showroom display area, approximately 11,442 square feet of sales and office space, approximately 4,491 square feet for the parts department, and an approximately 20,360 square feet for the service area.

The breakdown of the proposed dealership is shown in Table 1, below. The site would be developed at a floor area ratio of approximately 0.38, consistent with the zoning designation.

TABLE 1

PROPOSED DEALERSHIP AREAS
Dealership Use Square Footage
Showroom Display 3,106
Sales and Offices 11,442
Parts 4,491
Service 20,360
Total 39,399
The site plans and building perspectives are shown on Figures 4 through 8.

FIGURE 1: REGIONAL MAP

PROJECT SITE
FIGURE 2: VICINITY MAP

PROJECT SITE

W MIDDLEFIELD RD

E CHARLESTON RD

ALVIN ST

LEGHORN ST

ROCK ST

OLD MIDDLEFIELD WAY

WYANDOTTE ST

ALMA ST

RENGSTORFF AVE

SAN ANTONIO RD

INDEPENDENCE AVE

BURGOYNE ST

THOMPSON AVE

SIERRA VISTA AVE

FARLEY ST

VICTORY AVE
FIGURE 3: AERIAL PHOTOGRAPH

OLD MIDDLEFIELD RD

ROCK ST

INDEPENDENCE AVE

PROJECT SITE
FIGURE 4: NEIGHBORHOOD PLAN
FIGURE 5: SITE AND GROUND FLOOR PLAN
FIGURE 6: UPPER LEVEL PLAN
FIGURE 7: ROOF PLAN
FIGURE 8: STREETSCAPES
Magnussen’s Toyota Project CEQA Checklist 12 November 2024 The proposed dealership would include a silver storefront with clear glass, silver ACM (aluminum composite material) façade, white freestanding portal, service canopy, and Toyota signage. The showroom and service area façade would be silver with red and white accents. The service shop area, trash enclosure area, and property line wall would be gray and would consist of painted concrete block with textured painted plaster. The building and site would be designed to meet current CBC (California Building Code) including all requirements for life safety and accessibility.

Auto sales operations are proposed to be from 9:00 AM to 9:00 PM, Monday through Saturday and 9:00 AM to 8:00 PM on Sunday. The auto service area would operate from 7:00 AM to 6:00 PM, Monday through Saturday. Vehicle inventory unloading would occur during early business hours.

Parking and Site Access
The proposed dealership would include a total of 210 parking spaces, including: 113 surface parking stalls for vehicle inventory and display as well as customer parking and employee parking, four vehicle parking spaces in the vehicle showroom, and 93 rooftop parking stalls for inventory and vehicle service. The project proposes more parking spaces than required by the zoning code in order to accommodate employees and visitors, and to provide sufficient parking for automobile inventory.

Automobile inventory display would generally be on the northern half of the site, concentrated along the Old Middlefield Way and Independence Way frontage areas and in front of the showroom area. Customer parking and service drop off parking would be provided in front of the showroom area and in the central portion of the site near the service drop off area.

Employee parking would be located along the southern portion of the site. Additional employee and inventory/service parking would be located on the roof of the dealership building.

Vehicular access to the site would be from a 34-foot-wide driveway on Old Middlefield Way near the middle of the site frontage, a shared 25-foot driveway on Old Middlefield Way at the eastern boundary of the site, and a 24-foot-wide driveway on Independence Way. The project would add new public sidewalks and frontage improvements along Old Middlefield Way and Independence Way. Pedestrian access to the site would be from the sidewalks on Old Middlefield Way and Independence Way. Delivery of inventory vehicles would occur on the northeastern portion of the site, near Old Middlefield Way, and vehicles would be off-loaded by employees during hours of operation.

The project also proposes to include six (6) bicycle parking spaces on the site. These would include two short-term bicycle parking spaces located on the northeastern portion of the site, in front of the showroom area, as well as four (4) long-term bicycle lockers on the southern side of the service shop.

Trash and recycling would be located within the southern portion of the service area building and collection would occur twice a week. The proposed rooftop parking area includes a terrace, which would also serve as a break area for employees.

Magnussen’s Toyota Project CEQA Checklist 13 November 2024 Green Building and Energy Efficiency Features
Sustainable design features proposed include rooftop and on-site photovoltaic (PV) structures, electric vehicle charging (EVC) stations, on-site stormwater treatment, energy efficient HVAC and building envelope materials (including insulation and high-performance glass). The project proposes to include solar PVs on the roof and above the customer, service, and employee parking areas. The proposed building would meet current California Title 24 Energy compliance, California Energy Code, required sustainable aspects as mentioned in the Mountain View Green Code and the intent of LEED Gold Certification.

The proposed dealership would use a limited amount of hazardous materials on-site, such as motor oil and batteries. Service technicians would provide automotive maintenance services such as oil changes, battery changes, tire replacements, and filter replacements. Automotive body repair services would not be performed on-site.

Landscaping, Open Space, and Perimeter Improvements
The project proposes to include landscaping around the site perimeter and within parking and visitor areas on the site. The site currently has approximately 14,090 square feet of landscaping area, and the project proposes 17,412 square feet of landscaped area. The site currently contains a total of 116 landscape trees. The species occurring on the site consist of 99 coast redwoods, five Bradford pears, five liquidambars, two crape myrtles, one white lead tree, one Peruvian pepper, and three tree-of-heaven. The condition of these existing trees varies from dead and poor health to fair and moderate health.

The project proposes to remove 83 of the 116 existing trees on the site, including 80 Heritage trees and three non-Heritage trees. The City’s standard tree replacement requirements call for two replacement trees for every Heritage tree removed, therefore, a total of 160 replacement trees would be required. Thirty-three of the existing trees on the site would remain. The project proposes to transplant two existing trees, to replant 41 new trees on the site, with a minimum 24-inch box size and to provide in-lieu fees for the remaining 119 replacement trees.

Approximately 31 of the proposed trees would be native species. New shade trees would be located throughout the parking areas integrated with storm water ponds to soften the surface parking areas. According to the landscape plans, at 10 years of maturity, the tree canopy on the site would be 68 percent greater than under existing conditions.

The project also proposes to plant shrubs and groundcover, along with vines on the perimeter walls to the south to provide vegetative screening. The project proposes water-efficient landscaping, including low- and moderate-water use plants on the site. The proposed landscaping would be focused around the perimeter of the site to make the site visually appealing from the roadways and to screen the project from the adjacent land uses.

Grading and Earthwork
The project does not propose substantial soil excavation or fill. The project would require approximately 2,100 cubic yards of excavation and 300 cubic yards of fill, for a net amount of 1,800 cubic yards of soil excavation. Soil excavated from the site would be hauled away and disposed at an appropriate facility.

Magnussen’s Toyota Project CEQA Checklist 14 November 2024 Utilities
Utilities and services, including water, sanitary sewer, storm drainage, as well as power and electricity, are all currently available and serving the existing buildings on the site. The project proposes to replace the existing utility connections on the site with new connections and lines to serve the dealership and to connect to the existing utilities within Old Middlefield Way and Independence Avenue.

The proposed project would construct new storm drains on the site, which would connect to the existing storm drain lines in Old Middlefield Way and Independence Avenue. The project would also include flow-through planters and bioretention areas to treat and reduce the amount of stormwater runoff from the site. New water and sanitary sewer connections would be provided and would connect to the existing lines within Old Middlefield Way and Independence Avenue.

The site would continue to be served by the California Water Service Company.

3.0 ENVIRONMENTAL SETTING
The approximately 2.4-acre site consists of four parcels (APNs: 147-12-033, 147-12-034, 147-12- 060, and 147-12-061) and is located on the south side of Old Middlefield Way between North Rengstorff Avenue and Independence Avenue in the CS (Commercial Services) zoning district. The western portion of the site (2385 Old Middlefield Way and 775 Independence Avenue) is currently vacant with a remnant surface parking lot and landscaping. The eastern portion of the site (2319 and 2285 Old Middlefield Way) is currently developed with two commercial service buildings and are occupied by a mix of commercial and industrial businesses, surface parking, and landscaping.

The site area contains a mixture of commercial and industrial businesses and residential uses.

The site is bordered by auto-related commercial businesses to the west; auto-related businesses to the north; a mix of auto-related and other commercial and industrial businesses to the east; three-story, multi-family residential uses to the southeast and south, and two onestory, single-family residences to the southwest.

The project site was developed with several residential structures and associated outbuildings prior to being developed with the current business structures. The commercial building at 2249- 2277 Old Middlefield Way reportedly was constructed in approximately 1966, and the commercial building at 2319 Old Middlefield Way was constructed in approximately 1985.

As mentioned above, there are 116 existing landscape trees on the site, of varying species and sizes, located along the perimeters of the parcels and within the remnant parking area.

Magnussen’s Toyota Project CEQA Checklist 15 November 2024

4.0 CEQA GUIDELINES SECTION 15332 CONSISTENCY ANALYSIS

4.1 SECTION 15332(a): GENERAL PLAN & ZONING CONSISTENCY Yes No
The Project is consistent with the applicable General Plan designation and all applicable planning policies, and is consistent with the applicable zoning designation and regulations.

As documented in the attached CEQA checklist and the project application submittal materials, the project site is located within the General Commercial General Plan designation and the CS – Commercial Services zone district, which allows a lot coverage of 35 percent and a floor area ratio (FAR) of 0.40. According to the project plans, the proposed dealership would be approximately 39,400 square feet in size. The project proposes to meet the setback and landscape requirements under the CS zoning designation. The project would have a maximum height of approximately 27.5 feet from adjacent grade to top parapet with solar canopy carports on the roof extending an additional nine feet above the rooftop parapet, and the site would be developed at a floor area ratio (FAR) of 0.38. For these reasons, the project would be consistent with the applicable General Plan and zoning designations and requirements.

4.2 SECTION 15332(b): PROJECT LOCATION, SIZE AND CONTEXT Yes No
The proposed development occurs within city limits on a project site of no more than five acres.

The project site is approximately 2.4-acres in size and is located within northwestern Mountain View, on the south side of Old Middlefield Way, between North Rengstorff Avenue and Independence Avenue in the CS (Commercial Services) zoning district. The site is located within an urbanized, developed commercial and residential area of the City, and is surrounded by existing commercial development and multi-family residential uses. Therefore, the proposed project would meet this criterion.

4.3 SECTION 15332(c): ENDANGERED, RARE OR THREATENED SPECIES Yes No
The project site has no value as habitat for endangered, rare or threatened species.

The project site is developed with existing and vacant commercial and industrial uses, and is located within a developed, urban area of the city. Other than the landscape trees on the site, the site does not contain biological resources. The project will be required to comply with the City’s standard tree replacement requirements outlined in the City Code and the City’s Standard Conditions of Approval.

Magnussen’s Toyota Project CEQA Checklist 16 November 2024 No species identified as a candidate, sensitive, or special status species are known to occur at the site location, and no sensitive or jurisdictional habitats are present at or adjacent to the site. The site is not part of any habitat conservation plan. Therefore, the project site has no value as habitat for endangered, rare or threatened species, and the project would meet this criterion under CEQA Guidelines Section 15332(c).

4.4 SECTION 15332(d): EFFECTS RELATING TO TRAFFIC, NOISE, AIR QUALITY, OR

WATER QUALITY
Yes No
Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic/Transportation
As documented in the attached CEQA checklist and the project application submittal materials, the project would not change the land use designation or the general commercial services character of the site and would not exceed the City’s transportation impact thresholds. According to the City of Mountain View’s VMT policy, retail uses smaller than 50,000 square feet in size are generally considered to be locally serving uses, which typically provide commodified goods and services. Most trips to this location would be preexisting trips that would need to travel farther if this business were not here (for example, a nearby resident needing service on their vehicle).

Therefore, the use would not result in substantial new regional trip generation. In addition, the trip generation rate for a car dealership use is typically less than 25 percent of the vehicle generation of an equivalent-sized retail building. It should also be noted that the proposed dealership would replace the existing dealership located 0.3 miles to the west, essentially replacing the existing trips to that site. For these reasons, the project would not result in significant transportation impacts.

Noise
The project would not exceed the City’s applicable significance thresholds related to noise or vibration. The project proposes an automobile dealership, which would introduce commercial business activity and auto related noise to the site, including noise from vehicle trips, auto repair and maintenance work, and vehicle deliveries. In order to minimize the potential for noise from the dealership operations to impact adjacent uses, the auto service area will be enclosed to the south and west. In addition, the project also proposes that new vehicle inventory deliveries will be unloaded on the northeastern portion of the site, near Old Middlefield Way and the proposed sales building.

The proposed development would also include stationary sources of operational noise such as mechanical heating, ventilating, and air conditioning (HVAC) equipment that is standardized for noise reduction. Stationary equipment would be located and shielded to operate within the City’s Noise Ordinance requirements. The project does not propose emergency generators at the site.

The project is not located within the vicinity of a private airstrip or a public airport and would not expose people residing or working in the area to excessive aircraft noise levels.

Magnussen’s Toyota Project CEQA Checklist 17 November 2024 The project would result in construction noise and vibration at levels similar to other construction projects within the City. There is nothing unique or peculiar about the project or its construction that would suggest that the project would have greater construction noise impacts than other construction projects for a commercial use. While construction activity would be a temporary disturbance for nearby residential uses, the project does not propose particularly noise intensive work such as pile driving or extensive soil excavation.

In order to avoid any potential vibration impacts to the adjacent single-family residences to the southwest and the commercial building to the east, the project applicant proposes to use smaller grading and excavation equipment within 25 feet of the property lines. This would minimize the potential for vibration to affect these structures. The project would also be required to implement the following standard City conditions of approval to reduce construction noise:
• PL-149 Mechanical Equipment
• PL-150 Noise Generation
• PL-152 Construction Noise Reduction
Based on the above discussion, the project would not result in significant or unique noise impacts. With implementation of all required standard conditions of approval pertaining to noise (see Section 6.0 CEQA Checklist for full text of applicable conditions), the project would not result in significant effects related to noise or vibration. For these reasons, the project would meet the criteria pursuant to CEQA Guidelines Section 15332(d)(2).

Air Quality
As documented in the CEQA Checklist in Section 6.0, the project would not exceed the City’s applicable significance thresholds related to air quality. The project is consistent with the policies and standards of the City’s General Plan and proposes infill development within an area that is well served by transit. As such, the project is also considered to be consistent with the Clean Air Plan.

The project would not exceed the thresholds and criteria published by the BAAQMD for air quality emissions resulting from construction or operations. The project applicant has proposed to use Tier 4 Interim equipment during construction. In addition, construction-related emissions from the project will be reduced with implementation of the required City of Mountain View standard conditions of approval (see below). The attached analysis also documents that project operations would not be a substantial source of toxic air contaminants and would not pose a health risk to others.

The project will be subject to the following standard City condition of approval related to air quality:
• PL-192 Basic Air Quality Construction Measures
With implementation of the City’s standard condition PL-192 pertaining to air quality (see Section

6.0 CEQA Checklist for the full text of applicable conditions), the project would not result in significant effects related to air quality, and would meet the criteria pursuant to CEQA Guidelines Section 15332(d)(3).

Magnussen’s Toyota Project CEQA Checklist 18 November 2024 Water Quality
As documented in the CEQA Checklist in Section 6.0, the project would not exceed the City’s applicable significance thresholds related to water quality. The project site is currently developed and is located within an urbanized environment. There are no lakes, creeks, or other surface waters in the immediate site vicinity. The project site is served by the City’s existing stormwater system and downstream conveyance channels that will receive runoff from the Project.

Given the location and flat nature of the site, the project would not substantially increase runoff or provide additional sources of polluted runoff from the site. The project will be subject to regulatory requirements and the City’s standard conditions of approval, which require site design measures to reduce the amount of stormwater runoff and limit pollution in stormwater runoff.

The project will be subject to the following applicable City standard conditions of approval related to water quality:
• FEP-03 State of California Construction General Stormwater Permit • FEP-04 Construction Best Management Practices
• FEP-05 Construction Sediment and Erosion Control Plan • FEP-22 Stormwater Treatment (C.3)
• FEP 25 Hydromodification Management
• FEP-26 Stormwater Management Plan – Third-Party Engineer’s Certification • FEP-10 Landscape Design
• FEP-11 Efficient Irrigation
With implementation of all required standard conditions pertaining to water quality (see Section

6.0 CEQA Checklist for full text of applicable conditions), the project would not result in significant impacts related to water quality, and would meet the criteria pursuant to CEQA Guidelines Section 15332(d)(4) for an Infill Exemption.

4.5 SECTION 15332(e): UTILITIES AND PUBLIC SERVICES
Yes No
The site can be adequately served by all required utilities and public services.

As documented in the CEQA Checklist, the project would not exceed the City’s applicable significance thresholds related to utilities and public services. The project site is located within an urbanized area of the City which is served by all needed utilities (e.g. water, electricity, sanitary sewer facilities, and storm drain facilities), and all required public services (e.g. police and fire services, and public schools). The proposed redevelopment will require specific on-site extensions and improvements to existing utility infrastructure to serve the new auto dealership project, but would not contribute to additional deficiencies in the water system or sewer system.

Magnussen’s Toyota Project CEQA Checklist 19 November 2024 The project would not result in significant effects related to utilities or public services, and would meet the criteria pursuant to CEQA Guidelines Section 15332(d)(5) for an Infill Exemption.

4.6 EXCEPTIONS TO CATEGORICAL EXEMPTIONS CHECKLIST
In addition to investigating the applicability of CEQA Guidelines Section 15332 (Class 32), this environmental review document also assesses whether any of the exceptions to qualifying for the Class 32 categorical exemption for an Infill Project are present. The following analysis compares the criteria of CEQA Guidelines Section 15300.2 (Exceptions) to the Project.

Section 15300.2(a): Location
Yes No
There is no exception to the Class 32 exemption for the Project related to its location. This exception applies only to CEQA exemptions under Classes 3, 4, 5, 6, or 11. Because the project qualifies as a Class 32 urban infill exemption, this criterion is not applicable, and is only included here for informational purposes.

The project is not located in a particularly sensitive or hazardous environment and would not impact any environmental resources of hazardous or critical concern as designated, mapped or adopted pursuant to law by federal, state, or local agencies. The exception under CEQA Guidelines §15300.2(a) does not apply to the project.

Section 15300.2(b): Cumulative Impacts
Yes No
There is no exception to the Class 32 exemption for the project related to cumulative impacts. Based on the information in the attached CEQA checklist, the project would not result in a significant contribution to cumulative impacts when considered with other projects in the City and region.

As addressed in the attached CEQA Checklist, the project’s potential effects have been considered with the cumulative effects of other approved, pending and reasonably foreseeable future projects in the same general vicinity as the project. The project will be required to implement all applicable standard conditions of approval, which will ensure the project will not result in significant cumulative impacts. As concluded in the CEQA Checklist, the project would not make a considerable contribution to any cumulative effects, particularly related to traffic, noise or air quality.

Section 15300.2(c): Significant Effect Due to Unusual Circumstances Yes No
There is no exception to the Class 32 exemption for the project related to unusual circumstances. There is no reasonable potential that the project will have a significant effect on the environment due to unusual circumstances.

Magnussen’s Toyota Project CEQA Checklist 20 November 2024 As analyzed throughout the CEQA Checklist, the project would not result in any significant effects on the environment according to the CEQA thresholds. There are no unusual circumstances specific to the project as compared to its surroundings, or to other similar projects, that would pose a reasonable potential for causing a significant effect on the environment. Therefore, the exception under CEQA Guidelines Section 15300.2(c) regarding unusual circumstances does not apply to the project.

Section 15300.2(d): Scenic Highway
Yes No
There is no exception to the Class 32 exemption for the project related to scenic highways. The project will not result in damage to scenic resources (trees, historic buildings, rock outcroppings or similar resources) within a highway officially designated as a state scenic highway.

There are no designated scenic highways in the immediate project vicinity. The closest designated scenic highway is I-280, which is located over four miles away from the project site and is not visible from the project site. As such, the project would not adversely affect any scenic resources within the scenic highway. Based on this finding, the exception under CEQA Guidelines Section 15300.2(d) does not apply to the project.

Section 15300.2(e): Hazardous Waste Sites
Yes No
There is no exception to the Class 32 exemption for the project related to being a hazardous waste site.

As described in the attached CEQA Checklist and the Phase I Environmental Site Assessment conducted for the property, the project site is not included on any list compiled pursuant to Section 65962.5 (“Cortese List”) of the California Government Code. The Phase I assessment did not identify any recognized environmental conditions or contamination on the property. As noted in the Phase I Environmental Site Assessment, however, according to historical resources reviewed, Building B has been occupied by an auto body repair business (Miracle Auto Painting & Body Repair) and an auto repair shop (Magnussen Toyota of Mountain View) from 1987 until 2019. Miracle Auto Painting & Body Repair stored hazardous materials and generated hazardous waste onsite including waste solvent, lacquer thinner, and paint waste as a part of auto body and paint operations. The former Magnussen Toyota of Mountain View business stored hazardous materials and generated hazardous waste including motor oil, waste antifreeze, waste oil, and automatic transmission fluid within aboveground storage tanks (ASTs), as well as antifreeze, used oil filters, gear oil, refrigerant, brake cleaner, and other materials as part of car repair operations. There is a small bermed room approximately ten feet by six feet in size, that appears to have stored hazardous materials when the site was operating as an auto repair/auto body shop. The site was not listed in the regulatory databases for any spills or releases, and based on the good housekeeping of the businesses, no further action was needed or recommended.

Magnussen’s Toyota Project CEQA Checklist 21 November 2024 Due to the age of Building A, there is potential that asbestos-containing materials (ACMs) and lead-based paint are present. Suspect ACMs and painted surfaces were readily visible, but these were observed to be in good condition.

The project will be required to comply with the City’s standard conditions of approval PL-191 and PL-193 to ensure no residual contamination from these businesses or the buildings has impacted the site. For these reasons, the exception under CEQA Guidelines Section 15300.2(e) related to hazardous waste does not apply.

Section 15300.2(f): Historical Resources
Yes No
There is no exception to the Class 32 exemption for the project related to historic resources.

As documented in the attached CEQA Checklist, none of the buildings on the project site have been identified as historic resources in the City of Mountain View Register of Historic Resources. The structures on the property do not meet the criteria of the California Register of Historical Resources or the Mountain View Historic Preservation Ordinance, and therefore, are not listed in the City’s Historic Resource Inventory and are not considered to be historic resources. Therefore, the exception under CEQA Guidelines Section 15300.2(f) related to historic resources does not apply. The project will be required to implement the City’s standard condition of approval COA CUL-1.1 related to cultural resources.

Section 15300.2(g): Other Potential Effects
Yes No
There is no exception to the Class 32 exemption for the project related to substantial adverse impacts other than those discussed above.

As outlined in the attached CEQA Checklist, the project’s contribution to other impacts in addition to those described above, will be less than significant. The project will be subject to the City’s standard conditions of approval, which will ensure that impacts will not be significant. Therefore, the exception under CEQA Guidelines Section 15300.2(g) related to other potential effects does not apply.

5.0 CONCLUSION
As demonstrated in the Consistency Analysis in Section 4.0 above, as well as the CEQA Environmental Checklist in Section 6.0 below and the attached technical studies, the project qualifies for an exemption under CEQA Guidelines §15332 as a Class 32 Urban Infill development, and there are no exceptions to the CEQA exemption pursuant to CEQA Guidelines Section 15300.2 that apply to the project.

Magnussen’s Toyota Project CEQA Checklist 22 November 2024

6.0 CEQA ENVIRONMENTAL CHECKLIST
This checklist evaluates the environmental topics under CEQA and identifies environmental factors that could be affected by the proposed project. Where there is a need for clarifying discussion, the discussion is included following the applicable section of the checklist.

Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)

1. Aesthetics. Would the
project:
a. Have a substantial adverse
effect on a scenic vista? X 1
b. Substantially damage scenic
resources, including, but not
limited to, trees, rock
outcroppings, and historic
buildings within a state scenic
highway?
X 1
c. In non-urbanized areas,
substantially degrade the
existing visual character or
quality of public views of the
site and its surroundings?
(Public views are those that are
experienced from publicly
accessible vantage point). If the
project is in an urbanized area,
would the project conflict with
applicable zoning and other
regulations governing scenic
quality?
X 1
d. Create a new source of
substantial light or glare which
would adversely affect day or
nighttime views in the area?
X 1
Discussion:

1.a-c. The site is located within a developed urban, residential and commercial area and is surrounded by existing development. The site is not located within a scenic vista or viewshed.

The western portion of the site (2385 Old Middlefield Way and 775 Independence Avenue) is currently vacant, and the eastern portion of the site (2319 and 2249-2277 Old Middlefield Way) is currently developed with two commercial service buildings, which have a total area of approximately 23,530 square feet. The building at 2249-2277 Old Middlefield Way is a single-story building that is occupied by a mix of commercial and industrial businesses, Magnussen’s Toyota Project CEQA Checklist 23 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
surface parking, and landscaping. The 2319 Old Middlefield Way building is currently vacant. The vacant building on the 2319 parcel as well as the remnant parking areas and landscaping on the 2385 Old Middlefield Way and 775 Independence Way parcels are unmaintained and deteriorating.

The project proposes to replace the existing commercial uses on the site with a new Toyota automobile dealership that includes an auto service shop, a parts department, parking areas, and landscaping. The proposed dealership would also include rooftop parking for employees and vehicle inventory, as well as nighttime and security lighting.

The project would be developed at a floor area ratio (FAR) of 0.38. The project, as proposed, would comply with the City’s requirements under the existing General Commercial general plan designation and the CS-Commercial Services zoning designation for the site. No change in land use is proposed. The proposed dealership would be taller than the existing commercial building on the 2249-2277 parcel, and the project would be denser than the existing development on these parcels.

While the project would change the existing visual character of the site itself and would alter views of the property from the adjacent land uses, including the residences to the south and southwest, the site is currently developed with commercial/industrial buildings and is not a visual or scenic resource. The site would not be located within a visual corridor or public viewshed, and would not impede views of scenic visual resources.

The project site is not located near scenic resources or highways and therefore, would also not result in damage to any scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. For these reasons, while development of the project would change the aesthetics of the site itself, the project would not have a significant adverse impact under CEQA on any aesthetic resources or result in visual degradation of the project area.

In accordance with standard City requirements, a final landscape plan would be reviewed and approved by the City prior to project construction. Implementation of an approved landscape plan would further preserve and enhance the visual quality of the project site and its surroundings.

1.d. Existing light sources in the site area include exterior lighting from the nearby buildings and streetlights. Sources of daytime glare include building windows and vehicles. The proposed project would remove the existing commercial buildings, paved areas, and landscaping, and would redevelop the site with a new automobile dealership, which would include exterior lighting for safety.

The City’s design guidelines for commercial uses call for exterior lighting that does not produce glare and is not of intensity inappropriate for urban locations. The project will be required to conform to the City’s standard condition, which requires that at the time of building permit review, a lighting plan will be reviewed by the Community Development Department to ensure that lighting is directed downward and will not spill over onto adjacent properties or otherwise be highly visible, while providing adequate lighting for safety.

The level of lighting associated with the proposed development would be increased compared to the existing conditions; however, with adherence to the City’s standard lighting design requirements below, it would not adversely affect day or nighttime views in the area. For these reasons, the project would not create a significant new source of substantial light or glare.

Magnussen’s Toyota Project CEQA Checklist 24 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
The project will be subject to each of the following City standard condition of approval related to lighting:

PL-115 Lighting Plan: The applicant shall submit a lighting plan in building permit drawings. This plan should include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. The design and location of outdoor lighting fixtures shall ensure there will be no glare and light spillover to surrounding properties, which is demonstrated with photometric contours extending beyond the project property lines. The lighting plan submitted with building permit drawings must be approved by the Zoning Administrator prior to building permit issuance.

PL-116 Rooftop Deck Lighting: Proposed lighting fixtures on the rooftop parking deck shall not be visible from ground level on adjacent public streets. Any string lighting shall be designed to include shades to avoid light spillover and be screened so they are not visible from off-site. Limited pedestrian-scale/building-mounted lighting along pathways may be permitted subject to review and approval of photometric lighting plan submitted as part of the building permit drawings.

Conclusion:

Based on the above discussion, the project would not result in significant aesthetic impacts.

2. Agriculture and Forestry
Resources. Would the project:
a. Convert Prime Farmland,
Unique Farmland, or Farmland
of Statewide Importance
(Farmland), as shown on the
maps prepared pursuant to the
Farmland Mapping and
Monitoring Program of the
California Resources Agency, to
non-agricultural use?
X 1
b. Conflict with existing zoning for
agricultural use, or a
Williamson Act contract?
X 1
c. Conflict with existing zoning
for, or cause rezoning of, forest
land (as defined in Public
Resources Code section
12220(g)), timberland (as
defined by Public Resources
Code section 4526), or
timberland zoned Timberland
Production (as defined by
Government Code section
51104(g))?
X 1
Magnussen’s Toyota Project CEQA Checklist 25 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
d. Result in the loss of forest land
or conversion of forest land to
non-forest use?
X 1
e. Involve other changes in the
existing environment which,
due to their location or nature,
could result in conversion of
Farmland to non-agricultural
use or conversion of forest land
to non-forest use?
X 1
Discussion:

2.a-e. The site does not contain any agricultural or forestry resources and is not designated as farmland or part of a Williamson Act contract. Specifically, there are no areas that have been classified as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance within the site area. Additionally, there are no forestlands, timberlands or timberland zoned areas, as defined in the California Public Resources Code, within the vicinity. The site is developed with commercial uses and is located within a developed urban area which is surrounded by existing development. Therefore, the project would not result in any impacts to agricultural resources.

3. Air Quality. Would the
project:
a. Conflict with or obstruct
implementation of the
applicable air quality plan?
X 1,2,3
b. Violate any air quality standard
or contribute substantially to
an existing or projected air
quality violation?
X 1,2,3
c. Result in a cumulatively
considerable net increase of
any criteria pollutant for which
the project region is nonattainment under an applicable federal or state ambient air
quality standard?
X 1,2,3
d. Expose sensitive receptors to
substantial pollutant
concentrations?
X 1,2,3
e. Result in other emissions (such
as those leading to odors)
adversely affecting a
substantial number of people?
X 1,3
Magnussen’s Toyota Project CEQA Checklist 26 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
Discussion:

3.a-d. The following discussion is based in part on an Air Quality and Greenhouse Gas Assessment prepared by Illingworth & Rodkin, Inc. (Attachment 2). The project would not involve a change in land use, and therefore, would not result in new growth beyond that planned for in the City and the regional air quality plan. The project is generally be consistent with the overall policies and standards of the City’s General Plan and proposes infill development within an area that is served by transit. According to the City of Mountain View’s VMT policy, retail uses smaller than 50,000 square feet in size are generally considered to be locally serving uses, which typically provide commodified goods and services. Most trips to this location would be preexisting trips that would need to travel farther if this business were not here (for example, a nearby resident needing service on their vehicle). Therefore, the use would not result in substantial new regional trip generation. In addition, the trip generation rate for a car dealership use is typically less than 25 percent of the vehicle generation of an equivalent-sized retail building. It should also be noted that the proposed dealership would replace the existing dealership located 0.3 miles to the west, essentially replacing the existing trips to that site. For these reasons, the project would not result in significant transportation impacts. For these reasons, the project is also considered to be consistent with the Clean Air Plan.

Operational Period
The project proposes to construct a new automobile dealership on the infill commercial site. Operation of the project would not overlap with the construction phase. Therefore, the project would not exceed the screening criteria published by the BAAQMD for air quality emissions resulting from long-term operations and would not result in significant emission impacts. Given the nature of the proposed retail commercial use, project operations would not be a substantial source of toxic air contaminants and would not pose a health risk to others.

Operation of the project could generate additional vehicle trips beyond those generated by the existing commercial uses still operating on a portion of the site, however, as mentioned above, most trips to this location would be preexisting trips and the trip generation rate for a car dealership uses is less than 25 percent of the vehicle generation of an equivalent-sized retail building, therefore, the project would not generate significant air emission impacts.

Construction Period
The proposed project would generate construction emissions in the short-term, however, construction emissions will be generally limited to the equipment used in the site clearing and production of the proposed commercial building.

The project explicitly proposes to use Tier 4 interim equipment during construction to minimize diesel particulate matter emissions (see attached plan set in Attachment 1). All diesel-powered construction equipment larger than 25 horsepower used at the site for more than two continuous days or 20 hours total will meet U.S. EPA Tier 4 interim emission standards. In addition, the project will not include a substantial amount of demolition, extensive site preparation or material transport, and the construction phases will not overlap with project operation. Fugitive dust and construction emissions will be offset through conformance with required City of Mountain View standard conditions of approval and BAAQMD best management practices (see below).

The project will be subject to each of the following City standard condition of approval related to air quality:

PL-192 Air Quality Construction Activities
BASIC AIR QUALITY CONSTRUCTION MEASURES: The applicant shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) to reduce fugitive dust emissions. Emission reduction measures will include, at a minimum, the following measures:

Magnussen’s Toyota Project CEQA Checklist 27 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) will be watered two times per day;
b) All haul trucks transporting soil, sand, or other loose material off-site will be covered; c) All visible mud or dirt track-out onto adjacent public roads will be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; d) All vehicle speeds on unpaved roads will be limited to 15 mph; e) All roadways, driveways, and sidewalks to be paved will be completed as soon as possible. Building pads will be laid as soon as possible after grading unless seeding or soil binders are used; f) Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measures Title 13, Section 2485, of the California Code of Regulations). Clear signage shall be provided for construction workers at all access points;
g) All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation; and
h) Post a publicly visible sign with the telephone number and person to contact at the City of Mountain View regarding dust complaints. This person will respond and take corrective action within 48 hours. BAAQMD’s phone number shall also be visible to ensure compliance with applicable regulations.

3.e. The project proposes auto related uses on the site, which would involve the use and storage of small quantities of auto repair and service materials. Some of these materials could produce localized odors, however, the project is not anticipated to generate substantial odors.

Conclusion:

As described above, the project proposes infill development within an area that is well served by transit and is consistent with the overall policies and standards of the City’s General Plan. As proposed and with the implementation of the City’s standard condition PL-192 pertaining to air quality, the project would not result in significant effects related to air quality, and therefore, would meet the criteria pursuant to CEQA Guidelines Section 15332(d)(3).

4. Biological Resources. Would
the project:
a. Have a substantial adverse
effect, either directly or
through habitat modifications,
on any species identified as a
candidate, sensitive, or special
status species in local or
regional plans, policies, or
regulations, or by the California
Department of Fish and Game
or U.S. Fish and Wildlife
Service?
X 1
Magnussen’s Toyota Project CEQA Checklist 28 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
b. Have a substantial adverse
effect on any riparian habitat or
other sensitive natural
community identified in local
or regional plans, policies,
regulations or by the California
Department of Fish and Game
or US Fish and Wildlife Service?
X 1
c. Have a substantial adverse
effect on state or federally
protected wetlands (including,
but not limited to, marsh,
vernal pool, coastal, etc.)
through direct removal, filling,
hydrological interruption, or
other means?
X 1
d. Interfere substantially with the
movement of any native
resident or migratory fish and
wildlife species or with
established native resident or
migratory wildlife corridors, or
impede the use of native
wildlife nursery sites?
X 1
e. Conflict with any local policies
or ordinances protecting
biological resources, such as a
tree preservation policy or
ordinance?
X 1,4
f. Conflict with the provisions of
an adopted Habitat
Conservation Plan, Natural
Community Conservation Plan,
or other approved local,
regional, or state habitat
conservation plan?
X 1
Discussion:
4a-d. The project site is developed with existing commercial uses, and is located within a developed, urban area of the city. Other than the landscape trees on the site, the site does not contain biological resources. No species identified as a candidate, sensitive, or special status species are known to occur at the site location. No waterways and no sensitive or jurisdictional habitats are present at or adjacent to the site.

Magnussen’s Toyota Project CEQA Checklist 29 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
4e-f. The project will be required to comply with the City’s standard tree replacement requirements outlined in the City Code and the City’s Standard Conditions of Approval. As outlined in the arborist report submitted by the applicant team (Attachment 3), the project proposes to remove 83 of the 116 existing trees on the site, including 80 Heritage trees and three non-Heritage trees. The City’s standard tree replacement requirements call for two replacement trees for every Heritage tree removed, therefore, a total of 160 replacement trees would be required.

Thirty-three of the existing trees on the site would remain. The project proposes to replant 41 new trees on the site, with a minimum 24-inch box size and to provide in-lieu fees for the remaining 119 replacement trees. Approximately 33 of the proposed trees would be native species. New shade trees would be located throughout the parking areas integrated with storm water ponds to soften the surface parking areas. According to the landscape plans, at 10 years of maturity, the tree canopy on the site would be 68 percent greater than under existing conditions. Therefore, the project, as proposed, will result in a net increase of landscape area on the site in the long term.

Conclusion:

Based on the above discussion, the project will not result in biological resources impacts.

5. Cultural Resources. Would the
project:
a. Cause a substantial adverse
change in the significance of a
historical resource as defined in
§15064.5?
X 1,5
b. Cause a substantial adverse
change in the significance of an
archaeological resource
pursuant to §15064.5?
X 1
c. Disturb any human remains,
including those interred
outside the formal cemeteries?
X 1
Discussion:

5.a. Neither of the buildings on the project site have been identified as historic resources in the City of Mountain View Register of Historic Resources. The structures on the property do not meet the criteria of the California Register of Historical Resources or the Mountain View Historic Preservation Ordinance, and therefore, are not listed in the City’s Historic Resource Inventory and are not considered to be historic resources. 5b-c. The site is within a developed commercial and residential area and is not considered to be archaeologically sensitive or likely to contain resources. Although it is unlikely that buried historic or prehistoric buried archaeological and paleontological resources are present on the site, these resources could be encountered during excavation, construction, or infrastructure improvements for the project. The project would implement the below standard conditions of approval related to the discovery of pre-historic or historic period archaeological resources and human remains (in compliance with General Plan Policies LU-11.5 and LU-11.6), should they be encountered on the site.

Magnussen’s Toyota Project CEQA Checklist 30 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
With incorporation of the following standard conditions of approval, the project would not result in impacts to archaeological or paleontological resources.

PL-194 Discovery of Archaeological Resources
• Cultural Sensitivity Training. Tribal Cultural Sensitivity Training shall be provided to the construction crews at the beginning of the project to aid those involved in the project to become more familiar with indigenous history of peoples in the vicinity of the project site. • Discovery of Archaeological and Tribal Cultural Resources. If indigenous or historic-era cultural materials are unearthed during ground-disturbing activities, all activity within 100 feet of the find shall cease and the find shall be flagged for avoidance. The City and a qualified archaeologist, defined as one meeting the U.S.

Secretary of the Interior’s Professional Qualifications Standards for Archaeology, and the Tamien Nation shall be immediately informed of the discovery. The qualified archaeologist and a Tamien Nation Tribal representative shall inspect the find within 24 hours of discovery and notify the City of their initial assessment.

Indigenous archaeological materials might include obsidian and chert flaked-stone tools (e.g., projectile points, knives, scrapers) or toolmaking debris; culturally darkened soil (“midden”) containing heat-affected rocks and artifacts; stone milling equipment (e.g., mortars, pestles, handstones, or milling slabs); and battered-stone tools, such as hammerstones and pitted stones. Historic-period materials might include stone, concrete, or adobe footings and walls, filled wells or privies, and deposits of metal, glass, and/or ceramic refuse. If the find is determined to be potentially significant, the archaeologist, in consultation with a Tamien Nation Tribal representative, shall develop a treatment plan that could include site avoidance, capping, or data recovery.

PL-195 Discovery of Human Remains
• Discovery of Human Remains. In the event of the discovery of human remains during construction or demolition, there shall be no further excavation or disturbance of the site within a 50-foot radius of the location of such discovery, or any nearby area reasonably suspected to overlie adjacent remains. The Santa Clara County Coroner shall be notified and shall make a determination as to whether the remains are Native American. If the Coroner determines that the remains are not subject to his/her authority, he/she shall notify the NAHC, which shall attempt to identify descendants of the deceased Native American. If no satisfactory agreement can be reached as to the disposition of the remains pursuant to this state law, then the landowner shall reinter the human remains and items associated with Native American burials on the property in a location not subject to further subsurface disturbance.

A final report shall be submitted to the City’s Community Development Director prior to release of a Certificate of Occupancy. This report shall contain a description of the mitigation programs and its results, including a description of the monitoring and testing resources analysis methodology and conclusions, and a description of the disposition/curation of the resources. The report shall verify completion of the mitigation program to the satisfaction of the City’s Community Development Director.

Conclusion:

With adherence to the above standard conditions of approval, the project would not result in impacts to unknown archaeological or paleontological resources should they be discovered during excavation or construction.

Magnussen’s Toyota Project CEQA Checklist 31 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)

6. Energy. Would the project:
a. Result in a potentially
significant environmental
impact due to wasteful,
inefficient, or unnecessary
consumption of energy, or
wasteful use of energy
resources, during project
construction or operation?
X 1
b. Conflict with or obstruct a state
or local plan for renewable
energy or energy efficiency.

X 1
Discussion:
6a. Redevelopment of the site would require the use of energy resources. However, the site is an infill site, within a developed area of the city. The project proposes to replace the existing commercial buildings with a new automobile dealership facility, built to current codes and energy efficiency standards.

It should also be noted that the proposed Toyota dealership will replace the existing nearby Toyota dealership, which is located approximately 0.3 miles to the west, within the City of Palo Alto. Therefore, the proposed dealership is not an addition to the area. For these reasons, the project would not entail the wasteful or inefficient use of energy resources.
6b. Infill development and redevelopment of underutilized sites, such as the proposed project, is part of the City’s and State’s strategy for energy efficient development. The project would not conflict with or obstruct any plans regarding renewable energy or energy efficiency. The project would be required to implement the City and state energy efficiency standards.

Conclusion:

The project would not result in significant energy impacts.

Magnussen’s Toyota Project CEQA Checklist 32 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)

7. Geology and Soils. Would the
project:
a. Directly or indirectly cause
potential substantial adverse
effects, including the risk of
loss, injury, or death involving:
i. Rupture of a known
earthquake fault, as
delineated on the most
recent Alquist-Priolo
Earthquake Fault Zoning
Map issued by the State
Geologist for the area or
based on other substantial
evidence of a known fault?
Refer to Division of Mines
and Geology Special
Publication 42.
ii. Strong seismic ground
shaking?
iii. Seismic-related ground
failure, including
liquefaction?
iv. Landslides?
X
X
X
X
1 1
1 1
b. Result in substantial soil
erosion or the loss of topsoil? X 1
c. Be located on a geologic unit or
soil that is unstable, or that
would become unstable as a
result of the project, and
potentially result in on-or offsite landslide, lateral spreading, subsidence, liquefaction or
collapse?
X 1
d. Be located on expansive soil, as
defined in Table 18- 1-B of the
Uniform Building Code (1994),
creating substantial risks to life
or property?
X 1
Magnussen’s Toyota Project CEQA Checklist 33 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
e. Have soils incapable of
adequately supporting the use
of septic tanks or alternative
waste water disposal systems
where sewers are not available
for the disposal of waste
water?
X 1
f. Directly or indirectly destroy a
unique paleontological
resource or site or uniquie
geologic feature?
X 1
Discussion:

7.a. The city of Mountain View is located within the Santa Clara Valley, between the Santa Cruz Mountains to the south, San Francisco Bay to the north, and the Diablo Mountains to the east. The project site is located within a seismically active region of northern California; however, no fault lines cross the property and standard engineering practices and conditions of approval will be required for the proposed structures.

In order to minimize potential damage from seismic shaking and liquefaction, the proposed project would be designed and constructed in accordance with City of Mountain View’s requirements and guidelines for Seismic Design Category D in the California Building Code. The project shall implement specific recommendations contained in a geotechnical report prepared for the site to the satisfaction of the City of Mountain View Building Inspection Division, in accordance with the standard condition of approval listed below. Implementation of standard conditions of approval and General Plan Policies would reduce the impacts of seismically induced ground shaking and liquefaction on the project and reduce the risk of loss, injury or death.

7.b-d. The project site is generally flat and would not be subject to significant geologic hazards such as liquefaction, expansive soils, landsliding, or differential settlement. For these reasons, the project would not result in significant or unique hazards due to soil or geologic conditions.

The following standard condition of approval shall be implemented to reduce the impacts of expansive soils, seismic, and seismic-related hazards (e.g., liquefaction, lateral spreading, and differential settlement) on the site to a less than significant level.

PL-48 Geotechnical Report:

The applicant shall have a design-level geotechnical investigation prepared which includes recommendations to address and mitigate geologic hazards in accordance with the specifications of California Geological Survey (CGS) Special Publication 117, Guidelines for Evaluating and Mitigating Seismic Hazards, and the requirements of the Seismic Hazards Mapping Act. The report will be submitted to the City during building plan check, and the recommendations made in the geotechnical report will be implemented as part of the project and included in building permit drawings and civil drawings as needed. Recommendations may include considerations for design of permanent below-grade walls to resist static lateral earth pressures, lateral pressures caused by seismic activity, and traffic loads; methods for backdraining walls to prevent the build-up of hydrostatic pressure; considerations for design of excavation shoring system; excavation monitoring; and seismic design.

Magnussen’s Toyota Project CEQA Checklist 34 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)

7.e. The project proposes to connect to the existing sanitary sewer system, which is available at the site, and does not propose septic or alternative waste water systems.

7.f. The project site is developed with commercial uses and is not located within an area of high paleontological sensitivity. The project does not propose substantial excavation and is not anticipated to result in any impacts to paleontological resources. The project would be required to implement the following City standard condition of approval related to the discovery of paleontological resources, should they be encountered on the site.

PL-196 Discovery of Paleontological Resources:

In the event that a fossil is discovered during construction of the project, excavations within 50 feet of the find shall be temporarily halted or delayed until the discovery is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The City shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. If the find is determined to be significant and if avoidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards.

Conclusion:

With implementation of the standard conditions identified above, the project would not create, or be subject to, significant geologic or soils hazards.

8. Greenhouse Gas Emissions.

Would the project:
a. Generate greenhouse gas
emissions, either directly or
indirectly, that may have a
significant impact on the
environment?
X 1,3
b. Conflict with an applicable
plan, policy or regulation
adopted for the purpose of
reducing the emission of
greenhouse gases?
X 1,3
Discussion:
8a-b. The City of Mountain View adopted the Mountain View 2030 General Plan and Greenhouse Gas Reduction Program (GGRP) and certified the General Plan and GGRP EIR in July 2012. The General Plan is the guiding document for future growth of the City. The GGRP is a complementary document and long-range plan, which implements the greenhouse gas emissions reduction goals of the General Plan and serves as a programmatic greenhouse gas reduction strategy for the purpose of tiering CEQA review.

Magnussen’s Toyota Project CEQA Checklist 35 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
The project would not involve a change in land use, and therefore, would not result in new growth beyond that planned for in the City. Infill development and redevelopment, such as the proposed project, is part of the City’s and State’s strategy to reduce overall greenhouse gas emissions in the region. The project would not conflict with or obstruct any plan, policy or regulation adopted for the purpose of reducing greenhouse gases emissions.

The project proposes greenhouse gas emissions reduction measures, such as electric vehicle (EV) charging stations, solar photovoltaic panels above parking areas, bicycle parking and pedestrian improvements, as well as energyefficient air conditioning and heating systems.

The City of Mountain View enforces its building codes, which aim to reduce GHG emissions. Therefore, if individual projects conform to City building Codes, they will not conflict with local plans, policies, or regulations applicable to GHG emissions. The project will be constructed in conformance with the City of Mountain View building codes and will meet the 2022 CalGreen and the Title 24 Building Codes requirements, which require high-efficiency water fixtures, water-efficient irrigation systems, and compliance with current energy efficiency standards. Compliance with these standards ensures compliance with State and federal plans, policies, and regulations applicable to GHG emissions.

As mentioned previously, retail uses smaller than 50,000 square feet in size are considered to be locally serving uses, which typically provide commodified goods and services. Most trips to this location would be preexisting trips that would need to travel farther if this business were not here (for example, a nearby resident needing service on their vehicle). Therefore, the use would not result in substantial new regional trip generation. In addition, the trip generation rate for a car dealership use is typically less than 25 percent of the vehicle generation of an equivalentsized retail building. It should also be noted that the proposed dealership would replace the existing dealership located 0.3 miles to the west, essentially replacing the existing trips to that site. In addition, the proposed dealership will sell electric vehicles. For all of these reasons, operation of the project would not generate significant new GHG emission impacts.

Construction of the proposed project would generate GHG emissions during the short-term, however, these would be offset through conformance with standard best management practices and conditions of approval described above under 6.3. Air Quality above.

Conclusion:

The project will not result in significant greenhouse gas emissions impacts.

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9. Hazards and Hazardous
Materials. Would the project:
a. Create a significant hazard to
the public or the environment
through the routine transport,
use, or disposal of hazardous
materials?
X 1,6,7
b. Create a significant hazard to
the public or the environment
through reasonably
foreseeable upset and accident
conditions involving the release
of hazardous materials into the
environment?
X
1,6,7
c. Emit hazardous emissions or
handle hazardous or acutely
hazardous materials,
substances, or waste within
one-quarter mile of an existing
or proposed school?
X 1,6,7
d. Be located on a site which is
included on a list of hazardous
materials sites compiled
pursuant to Government Code
Section 65962.5 and, as a
result, would it create a
significant hazard to the public
or the environment?
X 1,6,7
e. For a project located within an
airport land use plan or, where
such a plan has not been
adopted, within two miles of a
public airport or public use
airport, would the project
result in a safety hazard for
people residing or working in
the project area?
X 1,6,7
f. Impair implementation of or
physically interfere with an
adopted emergency response
plan or emergency evacuation
plan?
X 1
g. Expose people or structures to
a significant risk of loss, injury
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or death involving wildland
fires, including where wildlands
are adjacent to urbanized areas
or where residences are
intermixed with wildlands?
X 1
Discussion:

The following discussion is based on a Phase I Environmental Site Assessment (Phase I) report of the site prepared by Partner, Inc. in August 2024 and a peer review of that Phase I by Cornerstone Earth Group in September 2024. These reports are provided in Attachment 4.

The project site is an infill site, within a developed area of the city. The western portion of the site (2385 Old Middlefield Way and 775 Independence Avenue) is currently vacant, and the eastern portion of the site (2319 and 2249-2277 Old Middlefield Way) is currently developed with two commercial service buildings. One of these buildings is vacant and the other is occupied by a mix of commercial and industrial businesses, surface parking, and landscaping. On-site operations consist of administrative activities, retail sales, and auto service and repair. The site is surrounded by existing commercial and residential uses.

9.a-c.

Transport, Use, or Disposal of Hazardous Materials:

The project proposes to replace the existing commercial buildings with a new automobile dealership facility, built to current codes and safety standards, which will replace the existing Toyota dealership located 0.3 miles to the west.

The project generally proposes the same dealership operations on the site as are currently in use on the existing dealership site to the west in Palo Alto. Therefore, it is anticipated that, as part of routine automobile service and repair operations, the proposed Magnussen Toyota dealership will likely store certain auto-related hazardous materials and will generate hazardous waste such as motor oil, waste antifreeze, waste oil, automatic transmission fluid, antifreeze, drained used oil filters, gear oil, refrigerant, used oil filters, brake cleaner (acetone), and oily absorbent.

These materials would, however, be stored in small quantities on the site for local use, and would routinely be collected and disposed of offsite at appropriate facilities. While such waste materials must be properly disposed, they would not present a substantial risk of explosion or airborne release. The quantities transported, used, and disposed of from the site would not be substantial enough to present a substantial risk of release or hazard to the surrounding area. It should be noted that the site is located within a commercial area which includes many automobile related service businesses, and that the site has historically been occupied by businesses that use small quantities of hazardous materials. For these reasons, the project would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials.

Historical Site Usage:

The site was historically developed with several residential structures and associated outbuildings and may have previously been used for agricultural purposes. The commercial building at 2249-2277 Old Middlefield Way was reportedly constructed in approximately 1966, and the commercial building at 2319 Old Middlefield Way was constructed in approximately 1985.

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According to the Phase I report, no recognized environmental conditions (RECs) were identified, and no contamination was observed. The on-site building at 2319 Old Middlefield Way, however, was historically occupied by an auto body repair business (Miracle Auto Painting & Body Repair) and an auto repair shop (Magnussen Toyota of Mountain View) from 1987 until 2019. The Miracle Auto Painting & Body Repair business stored hazardous materials and generated hazardous waste on-site including waste solvent, lacquer thinner, and paint waste as a part of its operations. Magnussen Toyota of Mountain View stored hazardous materials and generated hazardous waste including motor oil, waste antifreeze, waste oil, automatic transmission fluid, antifreeze, drained used oil filters, gear oil, refrigerant, used oil filters, brake cleaner (acetone), and oily absorbent as part of car repair operations. A small bermed room, approximately ten by six feet in size, was present in this building, which appeared to have stored hazardous materials when the site was operating as an auto repair/auto body repair shop. The Phase I report stated that a metal grate was observed in the middle of the room, which presumably was located above a catch basin for spills.

Because the site may have been used for agricultural purposes prior to development of the commercial buildings, pesticides may have been applied soils on the site. Residual pesticides may therefore remain in soils on-site. If elevated concentrations of agricultural chemicals are present, measures may be required during construction/earthwork activities. Soil sampling is recommended during site clearing and excavating to evaluate if agricultural chemicals are present in the soils on-site. The project will be required to implement the City’s standard condition of approval PL-193 below.

PL-193 Discovery of Contaminated Soils:

If contaminated soils are discovered during site clearing and grading, the applicant will ensure the contractor employs engineering controls and Best Management Practices (BMPs) to minimize human exposure to potential contaminants. Engineering controls and construction BMPs will include, but not be limited to, the following:
a) All contractor employees working on-site will be certified in OSHA’s 40-hour Hazardous Waste Operations and Emergency Response (HAZWOPER) training;
b) The contractor will stockpile soil during redevelopment activities to allow for proper characterization and evaluation of disposal options;
c) The contractor will monitor the area around construction site for fugitive vapor emissions with appropriate field screening instrumentation;
d) The contractor will water/mist soil as it is being excavated and loaded onto transportation trucks; e) The contractor will place any stockpiled soil in areas shielded from prevailing winds; and f) The contractor will cover the bottom of excavated areas with sheeting when work is not being performed.

If sampling during site clearing and grading determines that contaminated soils are present, the applicant shall also be required to implement the additional standard conditions below.

PW-137 Construction Health and Safety Measures:

Work within soil and groundwater contamination areas may expose construction workers to contaminants in the soil, groundwater, and associated vapors. The applicant/contractor is responsible for preparing and implementing an appropriate Health and Safety Plan (HSP) to address the contamination and manage the operations in a safe manner and in compliance with the Cal/OSHA Construction Safety Orders and other State and Federal requirements.

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PL-190 Health and Safety Measures:

The permittee/contractor is responsible for preparing and implementing an appropriate health and safety plan to address the contamination and manage the operations in a safe manner and in compliance with the Cal/OSHA Construction Safety Orders and other State and Federal requirements.

PL-49 Toxic Assessment:

A toxic assessment report shall be prepared and submitted as part of the building permit submittal. The applicant must demonstrate that hazardous materials do not exist on the site or that construction activities and the proposed use of this site are approved by: the City’s Fire Department (Fire and Environmental Protection Division); the State Department of Health Services; the Regional Water Quality Control Board; and any Federal agency with jurisdiction. No building permits will be issued until each agency and/or department with jurisdiction has released the site as clean or a site toxics mitigation plan has been approved.

PL-50 Soil Management Plan (SMP):

Prepare a soil and groundwater management plan for review and approval by the Santa Clara County Department of Environmental Health (SCCDEH). Proof of approval or actions for site work required by the SCCDEH must be provided to the Building Inspection Division prior to issuance of any demolition or building permits.

PL-51 Vapor Barrier: A vapor barrier shall be installed beneath all structures to mitigate any issues associated with the potential for vapor intrusion within the structure. The vapor barrier design shall be equivalent to those required for sites with known concerns in Mountain View that are also exposed to groundwater. Specifications for the vapor barrier included in the Site Management Plan shall include thickness, type, durability, and diffusion rates for VOCs of concern. The specifications shall also describe the effectiveness of the liner over the life of the building.

Building Materials:

Buildings constructed prior to 1978 may include asbestos-containing materials (ACMs) in building materials such as roofs, tiling, and insulation. Asbestos-containing materials are of concern because exposure to them has been linked to cancer. Due to the age of the structures on the site, particularly the 2249-2277 Old Middlefield Way structure, building materials may contain ACMs. Therefore, an asbestos survey would be required, as well as removal of potentially friable ACMs prior to building demolition.

Lead was widely used as a major ingredient in most interior and exterior oil-based paints prior to 1950. In 1972, the Consumer Products Safety Commission limited lead content in new paint to 0.5 percent, and to 0.06 percent in 1978.

Similar to ACMs, lead may also be present in older buildings, particularly the 2249-2277 Old Middlefield Way structure.

The existing 2249-2277 Old Middlefield Way building on the site likely contains asbestos and lead-based paint. The City’s standard condition (PL-191) for the removal and disposal of these materials would be required as part of the project.

PL-191 Hazardous Materials Contamination:

To reduce the potential for construction workers and adjacent uses to encounter hazardous materials contamination from asbestos-containing materials (ACM) and lead-based paint, the following measures are to be included in the project:

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a) In conformance with local, State, and Federal laws, an asbestos building survey and a lead-based paint survey shall be completed by a qualified professional to determine the presence of ACMs and/or lead-based paint on the structures proposed for demolition. The surveys shall be completed prior to demolition work beginning on the structures.
b) A registered asbestos abatement contractor shall be retained to remove and dispose of all potentially friable ACMs, in accordance with the National Emissions Standards for Hazardous Air Pollutants (NESHAP) guidelines, prior to building demolition that may disturb the materials. All construction activities shall be undertaken in accordance with Cal/OSHA standards, contained in Title 8 of the California Code of Regulations (CCR), Section 1529, to protect workers from exposure to asbestos. Materials containing more than 1% asbestos are also subject to Bay Area Air Quality Management District (BAAQMD) regulations. c) During demolition activities, all building materials containing lead-based paint shall be removed in accordance with Cal/OSHA Lead in Construction Standard, Title 8, CCR 1532.1, including employee training, employee air monitoring, and dust control. Any debris or soil containing lead-based paint or coatings shall be disposed of at landfills that meet acceptance criteria for the waste being disposed.

9.d. As described in the Phase I Environmental Site Assessment conducted for the property, the project site is not included on any list compiled pursuant to Section 65962.5 (“Cortese List”) of the California Government Code. The Phase I assessment did not identify any RECs or records of contamination or spill incidents on the property. As described above, the project will be required to implement the City’s standard conditions of approval to avoid any potential impacts that could occur in the event contaminated soils or materials are found during site clearing and grading activities.

9.e. The project is not located within an airport land use plan or within two miles of a public airport. The project would be located approximately 2.25 miles from the Moffett Federal Airfield and approximately three miles from the Palo Alto Municipal Airport, and would not interfere with the airfield operations.

9.f-g. The project proposes a new automobile dealership use within an established, infill commercial and residential area of the city. The site is not within a wildland area and is not subject to wildland fires. The project would not interfere with an adopted emergency response plan or emergency evacuation plan and would not increase hazards due to wildland fire risk.

Conclusion:

Implementation of the City’s standard conditions of approval described above will ensure that the project does not result in hazardous materials impacts.

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10. Hydrology and Water Quality.

Would the Project:
a. Violate any water quality
standards or waste discharge
requirements?
X 1
b. Substantially deplete
groundwater supplies or
interfere substantially with
groundwater recharge such
that the project may impede
sustainable groundwater
management of the basin?
X 1
c. Substantially alter the existing
drainage pattern of the site or
area, including through the
alteration of the course of a
stream or river or through the
addition of impervious
surfaces, in a manner which
would:
i. result in substantial erosion
or siltation on- or off-site;
ii. substantially increase the
rate or amount of surface
runoff in a manner which
would result in flooding onor offsite;
iii. create or contribute runoff
water which would exceed
the capacity of existing or
planned stormwater
drainage systems or
provide substantial
additional sources of
polluted runoff; or
iv) impede or redirect flood
flows?
X
X
X
X
1 1
1 1
d. In flood hazard, tsunami, or
seiche zones, risk release of
pollutants due to project
inundation?
X 1
e. Conflict with or obstruct
implementation of a water
quality control plan or X 1
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sustainable groundwater
management plan?
Discussion:
10a. Implementation of the project will require demolition, paving, and grading of the site. These activities will temporarily increase the amount of unconsolidated materials and disturb potential pollutants. Grading activities could increase erosion and sedimentation that could be carried by runoff into the storm drains and natural waterways, which could increase sedimentation impacts to local creeks or the San Francisco Bay.

The site is generally flat, and no waterways are present on or adjacent to the site. Redevelopment of the site will result in localized ground disturbance at the site, but will not result in substantial new or increased hydrology or drainage impacts. Overall, the project will decrease the impervious surfaces on the site by approximately three percent, compared with existing conditions. Under existing conditions, there are approximately 93,544 square feet of impervious surfaces on the site, and with the project there will be approximately 91,142 square feet.

The proposed project would be required to comply with standard City conditions of approval, based on Regional Water Quality Control Board requirements, to reduce water quality impacts during construction. Standard conditions regarding stormwater runoff are incorporated into the project and will be implemented to ensure that there are no impacts to drainage or water quality during construction or operation.

Standard Conditions of Approval:

FEP-03 State of California Construction General Stormwater Permit: A “Notice of Intent” (NOI) and “Stormwater Pollution Prevention Plan” (SWPPP) shall be prepared for construction projects disturbing one acre or more of land.

Proof of coverage under the State General Construction Activity Stormwater Permit shall be attached to the building plans.

FEP-04 Construction Best Management Practices: All construction projects shall be conducted in a manner which prevents the release of hazardous materials, hazardous waste, polluted water, and sediments to the storm drain system. Refer to the City of Mountain View document, “It’s in the Contract but not in the Bay” for the specific construction practices required at the job site.

FEP-05 Construction Sediment and Erosion Control Plan:

The applicant shall submit a written plan acceptable to the City which shows controls that will be used at the site to minimize sediment runoff and erosion during storm events. The plan should include installation of the following items where appropriate: (a) silt fences around the site perimeter; (b) gravel bags surrounding catch basins; (c) filter fabric over catch basins; (d) covering of exposed stockpiles; (e) concrete washout areas; (f) stabilized rock/gravel driveways at points of egress from the site; and (g) vegetation, hydroseeding, or other soil stabilization methods for high erosion areas. The plan should also include routine street sweeping and storm drain catch basin cleaning.

FEP-22 Stormwater Treatment (C.3):

This project will create or replace more than ten thousand (10,000) square feet of impervious surface; therefore, stormwater runoff shall be directed to approved permanent treatment controls as described in the City’s guidance document entitled, “Stormwater Quality Guidelines for Development Projects.” The City’s guidelines also describe the requirement to select Low- Impact Development (LID) types of stormwater treatment controls; the types of Magnussen’s Toyota Project CEQA Checklist 43 November 2024 Environmental Issue Area
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projects that are exempt from this requirement; and the Infeasibility and Special Projects exemptions from the LID requirement.

The “Stormwater Quality Guidelines for Development Projects” document requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing calculations of the treatment controls that will be installed. Include three stamped and signed copies of the Final Stormwater Management Plan with the building plan submittal. The Stormwater Management Plan must include a stamped and signed certification by a qualified Engineer, stating that the Stormwater Management Plan complies with the City’s guidelines and the State NPDES Permit. Stormwater treatment controls required under this condition may be required to enter into a formal recorded Maintenance Agreement with the City.

FEP 25 Hydromodification Management:

Post-construction stormwater runoff shall drain to approved permanent Hydromodification Management (HM) controls to mitigate increases in peak runoff flow and increased runoff volume. Projects that will decrease impervious surface area in comparison to the pre-project condition are not subject to the HM requirement.

Information related to this requirement, including the exemption criteria, is included in the City’s document entitled, “Hydromodification Management Plan Guidelines for Development Projects,” and the Santa Clara Valley Urban Runoff Pollution Prevention Program’s manual entitled, “C.3 Stormwater Handbook: Guidance for Implementing Stormwater Requirements for New and Redevelopment Projects.” The City’s “Hydromodification Management Plan Guidelines for Development Projects” manual requires applicants to submit a Stormwater Management Plan, including information such as the type, location, and sizing requirements of the controls that will be installed. Include the Stormwater Management Plan with the building plan submittal.

Property owners of projects that include stormwater controls constructed in accordance with this condition are required to enter into a formal recorded self-inspection and maintenance agreement with the City.

FEP-26 Stormwater Management Plan – Third-Party Engineer’s Certification:

The Final Stormwater Management Plan must be certified by a qualified third-party engineer that the proposed stormwater treatment controls comply with the City’s Guidelines and Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP).

FEP-10 Landscape Design:

For residential and non-residential buildings, landscape design shall minimize runoff and promote surface filtration.

Examples include:
a) No steep slopes exceeding 10 percent;
b) Using mulches in planter areas without ground cover to avoid sedimentation in runoff; c) Installing plants with low water requirements; and
d) Installing appropriate plants for the location in accordance with appropriate climate zones.

FEP-11 Efficient Irrigation:

For residential and nonresidential buildings: common areas shall employ efficient irrigation to avoid excess irrigation runoff. Examples include:
a) Setting irrigation timers to avoid runoff by splitting irrigations into several short cycles; b) Employing multi-programmable irrigation controllers; c) Employing rain shutoff devices to prevent irrigation after significant precipitation; Magnussen’s Toyota Project CEQA Checklist 44 November 2024 Environmental Issue Area
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d) Use of drip irrigations for all planter areas which have a shrub density that will cause excessive spray interference of an overhead system; and
e) Use of flow reducers to mitigate broken heads next to sidewalks, streets and driveways.

Compliance with the above City of Mountain View standard conditions will ensure that the project will not result in significant impacts to water quality standards or waste discharge requirements. 10b. The project proposes infill commercial redevelopment on a site currently occupied with commercial uses, within the urban envelope. The project does not propose a commercial use that is overly water intensive and does not include installation of new groundwater wells. No groundwater recharge facilities are present at the site. For these reasons, the project would not deplete groundwater supplies or interfere with groundwater recharge. 10c-d. The proposed project would construct an automobile dealership to replace one located 0.3 miles to the west within Palo Alto, on a site that is within an existing urban area and is currently developed. While redevelopment of the site would alter the on-site drainage, the project would not alter the overall drainage pattern of the area. The project would install stormwater treatment facilities, in compliance with the Municipal Regional Stormwater Permit Provision C.3 requirements. Overall, the project will decrease the impervious surfaces on the site by approximately three percent, compared with existing conditions. Under existing conditions, there are approximately 93,544 square feet of impervious surfaces on the site, and with the project there will be approximately 91,142 square feet. The project would treat the entire site, including existing and proposed building roof areas, per provision C.3 regulations and as otherwise required under standard applicable standards and requirements as described above. The project would not result in drainage and runoff impacts.

Compliance with the standard conditions above, and other requirements as applicable, would ensure the project would not result in drainage or flooding impacts.
10e. The project site is not located in a Federal Emergency Management Agency (FEMA) flood hazard zone or an inundation area for any reservoir in the event of a complete dam failure. Based on the location of the project, the project would not result in a significant impact from flooding. The location of the site is not likely to be affected by seiches, tsunamis, or mudflow and no policies or actions are needed to further reduce the impact.

Conclusion:

With implementation of the standard conditions of approval, the proposed residential project would not result in hydrology and water quality impacts.

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11. Land Use and Planning. Would
the project:
a. Physically divide an established
community? X 1
b. Cause a significant
environmental impact due to a
conflict with any land use plan,
policy, or regulation adopted
for the purpose of avoiding or
mitigating an environmental
effect?
X 1
Discussion:
11a-b. The project site is located within a developed, commercial and residential area of the City. The project proposes to construct an automobile dealership to replace one located 0.3 miles to the west within Palo Alto, on a site that is within an existing urban area and is currently developed with commercial uses. No change in land use is proposed; the project, as proposed, complies with the existing General Plan and zoning designation requirements for the site.

The proposed building would be developed at a slightly larger and more intense scale than the existing development on the site, however, it would generally be compatible with the existing commercial uses on the site and in the surrounding area, and it would be generally compatible with the size and scale of the residential development to the south. The project includes maintaining and enhancing the landscape screening along the southern portion of the site, and the proposed dealership facilities have been located and oriented to minimize noise and disruption to adjacent land uses. For these reasons, the project would not result in significant land use compatibility impacts.

The project will neither conflict with any applicable adopted land use plan, policy or regulation adopted for the purpose of mitigating an environmental effect, nor conflict with any applicable habitat or natural community conservation plan. For these reasons, the project would not result in significant land use and planning impacts or inconsistencies.

Conclusion:

Based on the above discussion, the project would not result in significant land use impacts.

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12. Mineral Resources. Would the
Project:
a. Result in the loss of availability
of a known mineral resource
that would be of value to the
region and the residents of the
state?
X 1
b. Result in the loss of availability
of a locally-important mineral
resource recovery site
delineated on a local general
plan, specific plan or other land
use plan?
X 1
Discussion:
12a-b. The site is located within a developed commercial and residential area of Mountain View. No mining operations or mineral resources are present within the project area. The site is not designated as a mineral resource recovery site by the City. Based on the General Plan EIR and the State of California maps of aggregate resources, there are no minerals or aggregate resources of statewide importance located within the City of Mountain View. There are no natural gas, oil, or geothermal resources identified within or adjacent to the City. The site is located within an urban area and there are no locally-important mineral resources identified by the 2030 General Plan. Therefore, the project would not result in any impacts to mineral resources or the loss of availability of mineral resource recovery sites.

Conclusion:

Based on the above discussion, the project would not result in mineral resource impacts.

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13. Noise. Would the project
result in:
a. Generation of a substantial
temporary or permanent
increase in ambient noise levels
in the vicinity of the project in
excess of standards established
in the local general plan or
noise ordinance, or applicable
standards of other agencies?
X 1,8
b. Generation of excessive
groundborne vibration or
groundborne noise levels?
X 1,8
c. For a project located within the
vicinity of a private airstrip or
an airport land use plan or,
where such a plan has not been
adopted, within two miles of a
public airport or public use
airport, would the project
expose people residing or
working in the project area to
excessive noise levels?
X 1,8
Discussion:
13a-b. The project site is located within a developed, commercial and residential area of the City and is currently occupied by commercial buildings, surface parking areas, and landscaping. The site is bordered by Independence Way and auto-related commercial businesses to the west; Old Middlefield Way and auto-related businesses to the north; a mix of auto-related and other commercial and industrial businesses to the east; three-story, multi-family residential uses to the south, and two one-story, single-family residences to the southwest. Noise levels in the immediate site area are primarily dominated by commercial business and residential activity and vehicular traffic on Old Middlefield Way and Independence Avenue.

The following discussion is based on and summarizes a noise and vibration assessment completed by Illingworth & Rodkin, Inc. The full analysis, which evaluates the potential for both long-term operational and short-term construction and vibration impacts, is provided in Attachment 5.

Construction Noise
The construction schedule assumes that the earliest possible start date would be early January 2025, and the development would be built over a period of approximately 13 months, ending in mid-January 2026. Construction phases would include site preparation, excavation, grading, trenching, building construction, architectural coating, and paving. During each phase of construction, there would be a different mix of equipment operating, and noise levels would vary by phase and vary within phases, based on the amount of equipment in operation and the location at which the equipment is operating.

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Noise impacts resulting from construction depend upon the noise generated by various pieces of construction equipment, the timing and duration of noise-generating activities, and the distance between construction noise sources and noise-sensitive areas. Construction noise impacts primarily result when construction activities occur during noise-sensitive times of the day (e.g., early morning, evening, or nighttime hours), the construction occurs in areas immediately adjoining noise-sensitive land uses, or when construction lasts over extended periods of time.

The City’s Municipal Code Section 8.70.1 limits construction activity to the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday. Construction work is prohibited on Saturdays, Sundays, and holidays unless prior written approval is granted by the building official.

Temporary Construction Noise
Temporary construction noise was assessed at the receiving property lines of all existing receptors in the area that would have direct exposure to the project site. Hourly construction noise levels would intermittently range from 74 to 85 dBA at a distance of 50 feet from the operational equipment, from 58 to 79 dBA at the surrounding residential land uses, and from 58 to 78 dBA at the surrounding commercial and light industrial uses when activities are focused near the center of the proposed project site.

The project would result in construction noise and vibration at levels similar to other construction projects within the City. There is nothing unique or peculiar about the project or its construction that would suggest that the project would have greater construction noise impacts than other construction projects for a commercial use. While construction activity would be a temporary disturbance for nearby residential uses, the project does not propose particularly noise intensive construction work, such as pile driving or extensive soil excavation.

The project would also be required to implement the following standard City conditions of approval to reduce construction noise:

PL-149 – Mechanical Equipment
The noise emitted by any mechanical equipment shall not exceed a level of 55 dB(A) during the day or 50 dB(A) during the night, 10:00 p.m. to 7:00 a.m., when measured at any location on the adjoining residentially used property.

PL-150 – Noise Generation
All noise-generating activities (i.e., entertainment or amplified sound) are limited to interior areas only, and the heating, ventilation, and air conditioning system shall be maintained to ensure that all windows and doors remain closed when the business is in operation.

PL-152 – Construction Noise Reduction:

The following noise reduction measures shall be incorporated into construction plans and contractor specifications to reduce the impact of temporary construction-related noise on nearby properties:
a) Comply with manufacturer’s muffler requirements on all construction equipment engines; b) Turn off construction equipment when not in use, where applicable; c) Locate stationary equipment as far as practical from receiving properties; d) Use temporary sound barriers or sound curtains around loud stationary equipment if the other noise reduction methods are not effective or possible; and
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e) Shroud or shield impact tools and use electric-powered rather than diesel-powered construction equipment.

PL-154 Pile Driving Noise Reduction:

The following measures shall be incorporated into construction plans and contractor specifications if pile driving is proposed:
a) Multiple pile drivers shall be considered to expedite construction. Although noise levels generated by multiple pile drivers would be higher than the noise generated by a single pile driver, the total duration of pile driving would be reduced; and
b) Temporary noise control blanket barriers shall shroud pile drivers or be erected in a manner to shield the foundation pile holes as a standard construction noise control technique. Predrilling reduces the number of blows required to seat the pile.

PL-186 Work Hours/Construction Site Signage:

No work shall commence on the job site prior to 7:00 a.m. nor continue later than 6:00 p.m., Monday through Friday, nor shall any work be permitted on Saturday or Sunday or any holiday unless prior approval is granted by the Chief Building Official. The general contractor, applicant, developer, or property owner shall erect a sign at all construction site entrances/exits to advise subcontractors and material suppliers of the working hours and contact information, including an after-hours contact. Violation of this condition of approval may be subject to the penalties outlined in Section 8.6 of the City Code and/or suspension of building permits.

PL-188 – Notice of Construction:

The applicant shall notify neighbors within 750 feet of the project site of the construction schedule in writing, prior to construction. For multi-phased construction, separate notices may be required for each phase of construction. A copy of the notice and the mailing list shall be submitted for review prior to issuance of building permits.

PL-189 – Disturbance Coordinator:

The applicant shall designate a “disturbance coordinator” who will be responsible for responding to any local complaints regarding construction noise. The coordinator (who may be an employee of the general contractor) will determine the cause of the complaint and will require that reasonable measures warranted to correct the problem be implemented. A telephone number of the noise disturbance coordinator shall be conspicuously posted at the construction site fence and on the notification sent to neighbors adjacent to the site. The sign must also list an emergency after-hours contact number for emergency personnel.

With the incorporation of the above standard conditions, and recognizing that noise generated by construction activities would occur over a temporary period, overall noise exposure would be minimized at sensitive receptors in the project vicinity and would not result in a significant impact under CEQA.

Construction Vibration
In order to avoid any potential vibration impacts to the adjacent single-family residences to the southwest and the commercial building to the east, the project applicant proposes to use smaller grading and excavation equipment within 25 feet of the property lines (refer to the plan set in Attachment 1). This would minimize the potential for vibration to affect these structures. Specifically, the applicant proposes to incorporate the following measures as part of project construction in order to avoid any potential for vibration levels due to construction activities to impact adjacent structures:

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• A list of all heavy construction equipment to be used for this project known to produce high vibration levels (e.g., dozer, grader, scraper, excavator, and vibratory roller, etc.) shall be submitted to the City by the contractor as well as a list of smaller equipment (less than 18,000 pounds) to be used near the southern and eastern property lines.
• Smaller equipment (less than 18,000 pounds) shall be used near the property lines adjacent to the south residential and east commercial buildings to minimize vibration levels. For example, a smaller vibratory roller similar to a Caterpillar model CP433E vibratory compactor could be used when compacting materials within 25 feet of the adjacent conventional buildings to the south and to the east. The smaller equipment intended to implement this requirement shall be individually identified among the list of equipment required under the above condition as the subset of equipment allowed for use at the property lines. • Avoid dropping heavy equipment and using vibratory rollers within 25 feet of sensitive structures to the south and to the east. Use alternative methods for breaking up existing pavement, such as a pavement grinder, instead of dropping heavy objects, within 25 feet of the adjacent southern and eastern buildings. • Select demolition methods that do not involve large impact tools, such as hoe-rams, within 25 feet of the shared property line with conventional buildings to the south and to the east. Portable jackhammers, saws, or grinders shall be used to minimize impacts to the ground.

The implementation of the above project construction methods would avoid construction vibration impacts.

Operational Noise
The project would not exceed the City’s applicable significance thresholds related to noise or vibration. The project proposes an automobile dealership, which would introduce commercial business activity and auto related noise to the site, including noise from vehicle trips, dealership operations such as auto repair, maintenance work, and vehicle deliveries, as well as noise from mechanical equipment.

Project Generated Traffic Trips
Based on information from other car dealerships in the Bay Area of similar size, peak hour vehicle trips would be approximately 24 trips during the peak AM hour and 43 trips during the peak PM hour. Generally, a doubling of traffic volumes is required to result in a perceptible increase in roadway noise levels of three (3) dBA or greater. Compared to the traffic volumes along Old Middlefield Way, these peak hour trips would be minimal and would not result in a permanent noise increase of three (3) dBA Ldn or more at noise-sensitive receptors in the project vicinity.

As mentioned previously, retail uses smaller than 50,000 square feet in size are considered to be locally serving uses.

Most trips to this location would be preexisting trips that would need to travel farther if this business were not here (for example, a nearby resident needing service on their vehicle). Therefore, the use would not result in substantial new regional trip generation. In addition, the trip generation rate for a car dealership use is typically less than 25 percent of the vehicle generation of an equivalent-sized retail building. It should also be noted that the proposed dealership would replace the existing dealership located 0.3 miles to the west, essentially replacing the existing trips to that site.

Automotive Dealership Operations
In order to minimize the potential for noise from the dealership operations to impact adjacent uses, the automobile service area will be enclosed. The service shop building façade would adequately shield the surrounding receptors from automobile mechanic activities and other operations within the service shop. Therefore, the City’s Municipal Magnussen’s Toyota Project CEQA Checklist 51 November 2024 Environmental Issue Area
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Code threshold would not be exceeded at the surrounding receptors, and the proposed noise-generating equipment located within the proposed building would not measurably contribute to ambient noise level increase in the area.

The project does not propose car washing or detailing activities on site and does not propose any loudspeakers or amplified sound systems. In addition, the project also proposes that new vehicle inventory deliveries will be unloaded on the northeastern portion of the site, near Old Middlefield Way and the proposed sales building.

Mechanical Equipment
The proposed development would also include stationary sources of operational noise such as mechanical heating, ventilating, and air conditioning (HVAC) equipment that is standardized for noise reduction. Stationary equipment would be located and shielded to operate within the City’s Noise Ordinance requirements. The project does not propose emergency generators at the site.

Outdoor mechanical equipment, such as exhaust fans, heat pumps, and VRF heat recovery units, are proposed on the rooftop of the building in three groupings. The groupings are each located in the northwest corner, the northeast corner, and the southeast corner of the rooftop. The applicant provided the mechanical equipment specification sheets for each piece of rooftop equipment, which included sound level information. These sound levels were used as source levels in this analysis, and the noise source levels for all equipment in each of the groups were summed together to provide worst-case noise levels for this analysis.

The northwest group of equipment would generate noise levels up to 98 dBA at a distance of about three feet. The northeast group would generate noise levels up to 93 dBA at about three feet. The southeast group would generate noise levels up to 86 dBA at about three feet. Assuming worst-case conditions, all equipment would be operating continuously throughout each hour in a 24-hour period. The site plan also shows a 10-foot mechanical screen surrounding each of the mechanical equipment groups. The mechanical screen combined with the elevated rooftop equipment and the setbacks of the equipment from the edge of the rooftop would provide a minimum attenuation of 20 dBA for ground-level receptors. However, the multi-family receptors located to the south of the project site have three floors of residential units. Therefore, the top floor would have direct line-of-sight to the rooftop equipment. The proposed mechanical screen would provide a minimum attenuation of 15 dBA for these elevated receptors.

The noise levels generated by each of the rooftop groups at the property lines of the surrounding land uses, as well as the total noise level exposure for nearby receptors were calculated by summing the noise from each group, the daynight average noise levels from all noise over a 24-hour period, and the estimated permanent noise level increase generated by mechanical equipment at the project site. Based on this analysis, the hourly average noise levels would not exceed the daytime threshold of 55 dBA or the nighttime threshold of 50 dBA at the property lines of the surrounding residential land uses. The estimated noise level increase at the residences to the south would be one (1) dBA Ldn, which is below the level of perceptibility.

Solar panel canopies are also proposed on the rooftop, with parking spaces below the solar panels. Solar panels do not generate noise levels audible at the property lines and would not impact surrounding land uses.

Based on the above discussion, and the analysis in Attachment 8, mechanical equipment proposed at the project site would not exceed the City’s thresholds at the nearest residential land uses and would not result in a permanent noise level increase of three (3) dBA Ldn or more, and therefore, would not result in a significant impact under CEQA.

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Parking Lot Noise
The rooftop of the proposed building would be used for car inventory and service. While some vehicles would be moved to and from the rooftop parking area on a daily basis, this would not act as a typical working parking lot with vehicles constantly coming and going, and all parking lot activity would occur only during business hours.

Automobile inventory parking and customer parking, which would be used more frequently, would be located to the west of the building and would have 25 parking spaces. Additional inventory parking would be located along the western and northern boundary of the site. Parking spots along the southern boundary would be used for employees and for storing vehicles being repaired at the service shop. However, there are only 14 spaces located along the shared property line. Noise sources associated with the use of the parking lots would include vehicular circulation, loud engines, door slams, and human voices.

Based on the analysis completed in Attachment 8, the hourly average noise levels would not exceed the daytime threshold of 55 dBA at the property lines of the surrounding residential land uses. The proposed parking lot/parking activities would not measurably contribute to ambient noise levels in the area.

Truck Deliveries
Delivery vehicles for auto parts, servicing, and administrative supplies would access the site from Independence Avenue, drive along the southern boundary, and unload the trucks along the eastern façade of the proposed building.

Typically, these deliveries are made by medium-sized trucks. Additionally, automobile inventory would be delivered by vehicle truck trailers, which would access the site from the driveway in the northeast corner of the site from Old Middlefield Way, unload vehicles along the northern façade of the proposed showroom/sales portion of the building and exit the site via the center driveway along Independence Way. Vehicle haulers are typically larger, heavy-duty trucks.

Truck delivery noise would include both maneuvering activities occurring at the loading zones and truck pass-by noise when the vehicles drive along the southern boundary shared with existing residences. Trucks maneuvering would generate a combination of engine, exhaust, and tire noise, as well as the intermittent sounds of back-up alarms and releases of compressed air associated with truck/trailer air brakes.

Medium-sized trucks typically generate maximum noise levels ranging from 60 to 65 dBA at 50 feet. Assuming one parts delivery per day, the hourly average noise level would be 59 dBA Leq, and the day-night average noise level would be 45 dBA Ldn at 50 feet, assuming up to 15 minutes per delivery.

Heavy truck haulers used for inventory deliveries would typically generate noise levels of 70 to 75 dBA at a distance of 50 feet. The noise level of backup alarms can vary depending on the type and directivity of the sound, but maximum noise levels are typically in the range of 65 to 75 dBA at a distance of 50 feet. The applicant has confirmed that once the truck haulers pull into the delivery zone, the trucks would be turned off during the unloading activities and restart once all the vehicles have been off-loaded. Therefore, total time of heavy truck noise would be up to five minutes per delivery. However, to offload vehicles, each vehicle would be turned on and slowly driven off the truck hauler. The average time for offloading a truck hauler would be about 30 minutes. Assuming up to one automobile inventory delivery in a day, hourly average noise levels would be up to 64 dBA Leq at 50 feet, and the day-night average noise level would be 51 dBA Ldn.

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The commercial uses to the west and the single-family residences to the southwest of the project site would be shielded by the project building from the medium truck deliveries. The multi-family residences to the south of the project site would be shielded by the project building from the heavy truck hauler deliveries. All other surrounding land uses would be exposed to delivery activities at this loading zone. Additionally, there will be a required seven-foot high sound wall barrier along the southern boundary of the project site that would provide about five (5) dBA attenuation for the ground-level single-family receptors to the south.

Noise levels resulting from truck maneuvering activities at the parts loading zone and the car hauler loading zone would not exceed the City’s 55 dBA daytime threshold at the surrounding residential property lines. The proposed truck maneuvering activities would not measurably contribute to ambient noise level increases in the area.

Total Combined Project-Generated Noise
Noise levels generated by the overall operation of the proposed project would not exceed the City’s daytime or nighttime thresholds of 55 and 50 dBA, respectively, at the adjacent residences. The combined operational noise levels produced by the proposed project combined (i.e., traffic, dealership operations, mechanical equipment, parking lot, and truck loading/unloading activities) would potentially result in a permanent noise increase of one (1) dBA Ldn at the existing noise-sensitive receptors in the project vicinity, which would not result in an impact under CEQA.

13.c. The project is not located within the vicinity of a private airstrip or a public airport and would not expose people residing or working in the area to excessive aircraft noise levels. The project would be located approximately 2.25 miles from the Moffett Federal Airfield and approximately three miles from the Palo Alto Municipal Airport.

Conclusion:

Based on the above discussion, the project would not result in significant new noise levels or vibration impacts.

Standard conditions and best management practices will be implemented to ensure that there are no significant noise or vibration impacts during construction or operation. Given the project proposal to use smaller construction equipment near the southwestern and eastern property lines along with implementation of all required standard conditions of approval pertaining to noise, the project would not result in significant effects related to noise or vibration.

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14. Population and Housing.

Would the Project:
a. Induce substantial population
growth in an area, either
directly (for example, by
proposing new homes and
businesses) or indirectly (for
example, through extension of
roads or other infrastructure)?
X 1
b. Displace substantial numbers
of existing people or housing,
necessitating the construction
of replacement housing
elsewhere?
X 1
Discussion:
14a.

The project proposes to redevelop the existing commercial property with a new, approximately 39,400 square foot, Toyota automobile dealership with associated auto repair shop and parts departments. The project does not propose residential uses and therefore, would not result in an increase in population at the site. The proposed dealership would be consistent with the existing General Plan and zoning designations for the site, and the project would replace an existing Toyota dealership approximately 0.3 miles to the west within the City of Palo Alto. The site is located within an existing developed commercial and residential area of Mountain View and is currently served by existing roadways and infrastructure. For these reasons, the dealership is not anticipated to induce substantial population growth in the site area.
14b. As mentioned above, the project proposes to redevelop an existing commercial property with an automobile dealership, which would replace the existing one approximately 0.3 miles to the west. Because the project site does not contain residential uses and because the project would not remove any of the existing adjacent residences to the south or southwest, the project would not displace any residents or housing units.

Conclusion:

The project would not result in significant impacts to population or housing in the region.

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15. Public Services.

Would the project result in
substantial adverse physical
impacts associated with the
provision of new or physically
altered governmental facilities,
need for new or physically
altered governmental facilities,
the construction of which could
cause significant
environmental impacts, in
order to maintain acceptable
service ratios, response times
or other performance
objectives for any of the public
services:

Fire protection? X 1
Police protection? X 1
Schools? X 1
Parks? X 1
Other public facilities? X 1
Discussion:

The project proposes to replace the existing commercial uses on the site with a new automobile dealership, which would replace an existing dealership approximately 0.3 miles to the west. As mentioned previously, the western portion of the site is currently vacant, and the project would increase the level of activity at the site, however, the proposed dealership would be built to current codes and safety standards and would not change the overall type of land use or the commercial business nature of the site. The site is located within the urban service area of Mountain View and therefore, the project would not substantially increase the demand for public services in the project area.

The project would not result in substantial adverse physical impacts associated with the need for new facilities in order to maintain acceptable levels of service or performance objectives for public services. For these reasons, the proposed project would not result in new or increased impacts to public services under CEQA.

Fire Protection
Fire protection to the project site is provided by the City of Mountain View Fire Department (MVFD), which serves a population of approximately 81,000 and an area of 12 square miles. While the project would replace the two existing commercial buildings on the site with a new automobile dealership, the proposed buildings would be constructed to current Fire Code standards and would not increase the urban area already served by the MVFD. The proposed redevelopment is considered infill and is consistent with the City’s goals. The MVFD does not anticipate the need to Magnussen’s Toyota Project CEQA Checklist 56 November 2024 Environmental Issue Area
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construct a new fire station to accommodate buildout of the project. For these reasons, the proposed development’s incremental demand for fire services would not result in the need to expand or construct new fire facilities.

Police Services
Police protection services are provided by the Mountain View Police Department (MVPD). The MVPD consists of authorized staff of 82 sworn and 24 non-sworn personnel. The proposed development would be designed and constructed in conformance with current codes and reviewed by the City of Mountain View. While the project would replace the existing commercial buildings and increase the development density and activity on the site, the proposed development is consistent with the City’s goals and projected growth. The project would not increase the urban area already served by the MVPD and would not increase or impact the City’s emergency response times. The proposed project would not substantially affect the provision of police protection, or result in the need for new or physically altered facilities in order to maintain acceptable service ratios, response times, or other performance objectives. For these reasons, the project’s incremental demand for police services would not result in the need to expand or construct new police facilities.

Schools
The project proposes to replace the existing commercial uses on the site with a new automobile dealership use. No schools are present on or adjacent to the site, and the project does not propose housing. Therefore, the project would not generate additional students or result in any impacts to school facilities.

Parks
The City of Mountain View currently owns and maintains approximately 972 acres of parks and open space facilities, including 22 urban parks and the Stevens Creek Trail. There are three parks near the site; Thaddeus Park is located approximately 0.15 miles south of the project site on Independence Avenue, Heritage Park is located approximately

0.2 miles east of the site across Rengstorff Avenue, and Wyandotte Park is located approximately 0.2 miles north of the site on Wyandotte Street north of Old Middlefield Way. The project proposes to replace the existing commercial uses on the site with a new automobile dealership use on the commercial site. Patrons of the dealership might occasionally visit one of these parks while waiting for vehicle service, however, such incremental use would be minimal. The project does not propose residential uses and is not anticipated to result in an increase in park use or impact park services.

Other Public Facilities
The project does not propose residential uses and would not increase the use or demand for libraries and other facilities in the area. Therefore, the project is not anticipated to impact these services.

Conclusion:

The project does not propose a change in use, the development of housing, or the extension of the urban service area, and therefore, would not result in substantial adverse physical impacts associated with the need for new facilities in order to maintain acceptable levels of service or performance objectives for public services. For these reasons, the proposed project would not result in new impacts to public services.

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16. Recreation.
a. Would the project increase the
use of existing neighborhood
and regional parks or other
recreational facilities such that
substantial physical
deterioration of the facility
would occur or be accelerated?
X 1
b. Does the project include
recreational facilities or require
the construction or expansion
of recreational facilities which
might have an adverse physical
effect on the environment?
X 1
Discussion:

16.a-b. The City of Mountain View currently owns and maintains approximately 972 acres of parks and open space facilities, including 22 urban parks and the Stevens Creek Trail. There are three parks near the site; Thaddeus Park is located approximately 0.15 miles south of the project site on Independence Avenue, Heritage Park is located approximately 0.2 miles east of the site across Rengstorff Avenue, and Wyandotte Park is located approximately 0.2 miles north of the site on Wyandotte Street north of Old Middlefield Way. The project proposes to replace the existing commercial uses on the site with a new automobile dealership use on the commercial site. Occasionally, a patron of the dealership might visit one of these parks while waiting for vehicle service, however, such incremental use would be minimal. The project does not propose residential uses and is not anticipated to result in an increase in park use or impact park services.

Conclusion:

The project will not impact recreational facilities in the site area.

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17. Transportation/Traffic. Would
the project:
a. Conflict with Conflict with a
program, plan, ordinance or
policy addressing the
circulation system, including
transit, roadway, bicycle and
pedestrian facilities?
X 1,9,10
b. Would the project conflict or be
inconsistent with CEQA
Guidelines section 15064.3,
subdivision (b)?
X 1,9,10
c. Substantially increase hazards
due to a geometric design
feature (e.g., sharp curves or
dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
X 1,9,10
d. Result in inadequate
emergency access? X 1
Discussion:

17.a-b. The project would not change the land use designation or the general commercial services character of the site and would not exceed the City’s transportation impact thresholds. According to the City of Mountain View’s vehicle miles traveled (VMT) transportation policy, retail uses smaller than 50,000 square feet in size are considered to be locally serving uses, which typically provide commodified goods and services. Most trips to this location would be preexisting trips that would need to travel farther if this business were not here (for example, a nearby resident needing service on their vehicle). Therefore, the use would not result in substantial new regional trip generation. Given the size and nature of the proposed project, the City has determined that the project will not result in significant traffic trips or VMT impacts. In addition, the trip generation rate for a car dealership use is typically less than 25 percent of the vehicle generation of an equivalent-sized retail building. It should also be noted that the proposed dealership would replace the existing dealership located 0.3 miles to the west, essentially replacing the existing trips to that site. For these reasons, the project would not result in significant transportation impacts.

17.c-d. The project does not propose geometric designs for the ingress/egress that would increase hazards due to a geometric design feature or result in inadequate emergency access.

Conclusion:

Based on the above discussion, the project will not result in transportation impacts.

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18. Tribal Cultural Resources.

Would the project cause a
substantial adverse change in
the significance of a tribal
cultural resource, defined in
Public Resources Code section
21074 as either a site, feature,
place, cultural landscape that is
geographically defined in terms
of the size and scope of the
landscape, sacred place, or
object with cultural value to a
California Native American
tribe, and that is:

X 1,2
a. Listed or eligible for listing in
the California Register of
Historical Resources, or in a
local register of historical
resources as defined in Public
Resources Code section
5020.1(k), or?
X 1,2
b. A resource determined by the
lead agency, in its discretion
and supported by substantial
evidence, to be significant
pursuant to criteria set forth in
subdivision (c) of Public
Resources Code Section
5024.1. In applying the criteria
set forth in subdivision (c) of
Public Resources Code Section
5024.1, the lead agency shall
consider the significance of the
resource to a California Native
American tribe.

X 1,2
Discussion:

18.a-b. The site is within a developed commercial and residential area and is not considered to be sensitive for tribal cultural resources. The site has previously been developed and disturbed and is not anticipated to include tribal cultural resources. The project would implement the standard conditions of approval PL-194 and PL-195 described in Section 6.5. Cultural Resources above. With incorporation of the standard conditions of approval, the project would not result in impacts to tribal cultural resources.

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Conclusion:

With incorporation of the standard conditions of approval, the project would not result in impacts to tribal cultural resources.

19. Utilities and Service Systems.

Would the project:
a. Require or result in the
relocation or construction of
new or expanded water,
wastewater treatment or
storm water drainage, electric
power, natural gas, or
telecommunications facilities,
the construction or relocation
of which could cause significant
environmental effects?
X 1
b. Have sufficient water supplies
available to serve the project
and reasonably foreseeable
future development during
normal, dry, and multiple dry
years?
X 1
c. Result in a determination by
the wastewater treatment
provider which serves or may
serve the project that it has
adequate capacity to serve the
project’s projected demand in
addition to the provider’s
existing commitments?
X 1
d. Generate solid waste in excess
of State or local standards, or in
excess of the capacity of local
infrastructure, or otherwise
impair the attainment of solid
waste reduction goals?
X 1
e. Comply with federal, state, and
local statutes and regulations
related to solid waste?
X 1
Discussion:

The project site is located within an urbanized commercial and residential area of the City which is served by all needed utilities. Utilities and services, including water, sanitary sewer facilities, storm drainage facilities, as well as Magnussen’s Toyota Project CEQA Checklist 61 November 2024 Environmental Issue Area
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power and electricity, are all currently available from Old Middlefield Way and Independence Avenue and are serving the existing buildings on the site. The project proposes to replace the existing utility connections on the site with new connections and lines to serve the proposed dealership and to connect to the existing utilities within Old Middlefield Way and Independence Avenue. The project would construct new storm drains which would connect to the existing storm drains in Old Middlefield Way and Independence Avenue. The project would also include flow-through planters and bioretention areas to treat and reduce the amount of stormwater runoff from the site (refer to the plan set in Attachment 1). New sanitary sewer lines would connect to the existing sewer line within Old Middlefield Way. The site would continue to be served by the California Water Service Company.

The proposed redevelopment will require specific on-site extensions and improvements to existing utility infrastructure to serve the new automobile dealership, however, given the existing development and the location of the site within the urban service area, along with the moderate size of the project, substantial off-site capacity improvements are not anticipated. Based on this, the project would not contribute to additional deficiencies in the water system or sewer system.

Conclusion:

The project would not result in significant effects related to utilities or services and would meet the criteria pursuant to CEQA Guidelines Section 15332(d)(5) for an Infill Exemption.

20. Wildfire. If located in or near
state responsibility areas or
lands classified as very high
fire hazard severity zones,
would the project:
a. Substantially impair an
adopted emergency response
plan or emergency evacuation
plan?
X 1
b. Due to slope, prevailing winds,
and other factors, exacerbate
wildfire risks, and thereby
expose project occupants to,
pollutant concentrations from
a wildfire or the uncontrolled
spread of a wildfire?
X 1
c. Require the installation or
maintenance of associated
infrastructure (such as roads,
fuel breaks, emergency water
sources, power lines or other
utilities) that may exacerbate
fire risk or that may result in
X 1
Magnussen’s Toyota Project CEQA Checklist 62 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)
temporary or ongoing impacts
to the environment?
d. Expose people or structures to
significant risks, including
downslope or downstream
flooding or landslides, as a
result of runoff, post-fire slope
instability, or drainage
changes?
X 1
Discussion:

20.a-d. The site is flat and is located within a developed, urban area. The site is not located within an area that may exacerbate fire risk or expose people or structures to significant risk.

As discussed in Section 9. Hazardous Materials above, the project proposes an automobile dealership which would store and use small quantities of flammable materials as part of routine automobile service and repair operations.

These materials would, however, be stored in small quantities on the site for local use, and would routinely be collected as part of standard business operations and disposed of offsite at appropriate facilities. While such waste materials must be properly disposed, they would not present a substantial risk of explosion or fire hazard. The quantities transported, used, and disposed of from the site would not be substantial enough to present a substantial risk of fire hazard to the surrounding area. It should be noted that the site is located within a commercial area, which includes many automobile related service businesses, and that the site has historically been occupied by businesses that use small quantities of similar hazardous materials. For these reasons, the project would not create a significant fire hazard.

Conclusion:

The project would not result in or exacerbate wildfire impacts.

Magnussen’s Toyota Project CEQA Checklist 63 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)

21. Mandatory Findings of
Significance.
a. Does the project have the
potential to degrade the
quality of the environment,
substantially reduce the
habitat of a fish or wildlife
species, cause a fish or wildlife
population to drop below selfsustaining levels, threaten to eliminate a plant or animal
community, substantially
reduce the number or restrict
the range of an endangered,
rare or threatened species, or
eliminate important examples
of the major periods of
California history or
prehistory?
X 1-10
b. Does the project have impacts
that are individually limited,
but cumulatively considerable?
(“Cumulatively considerable”
means that the incremental
effects of a project are
considerable when viewed in
connection with the effects of
past projects, the effects of
other current projects, and the
effects of probable future
projects)?
X 1-10
c. Does the project have
environmental effects which
will cause substantial adverse
effects on human beings,
either directly or indirectly?
X 1-10
Discussion:

21.a. Based on the analysis in the individual sections above, along with the information provided in Section 4.0, the proposed project would not degrade the quality of the environment, result in impacts to sensitive species or habitats, or eliminate important examples of California’s history or prehistory. Standard conditions of approval and best management practices and requirements will be implemented as described in the prior sections to avoid unanticipated impacts.

Magnussen’s Toyota Project CEQA Checklist 64 November 2024 Environmental Issue Area
Potentially
Significant
Impact
Less Than
Significant
Impact with
Mitigation
Incorporated
Less Than
Significant
Impact
No Impact Source(s)

21.b. The analysis in this document considers other past, pending, and probable future projects whose impacts could combine to produce cumulative impacts. Given the specifics of the proposed project, along with the site condition and location, it was determined that, with adherence to the standard conditions of approval and incorporation of best management practices identified in the sections above, the project would not result in a cumulatively significant contribution to cumulative impacts.

21.c. Changes to the environment that could indirectly affect human beings would be represented by all of the designated CEQA issue areas, however, those that could most directly affect human beings include aesthetics, air quality, hazardous materials, land use, noise, public services, and utilities. The proposed development would be slightly larger and denser than the existing development on the site, however, it would generally be compatible with the commercial uses in the area and the multi-family residential uses to the south of the site and would not result in significant land use compatibility impacts. Based on the analysis in the individual sections above, with implementation of the best management practices and standard permit conditions, the project would avoid any significant direct or indirect adverse effects on human beings, and therefore, no exceptions to the Class 32 infill exemption would occur.

Conclusion:

The project would not result in any significant impacts, or exceptions to the Class 32 infill exemption, associated with the mandatory finding categories above.

Note: Authority cited: CEQA (Public Resources Code 21000–21189) and the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Sections 15000–15387).

Checklist Sources:

1. Review of the City’s General Plan, Zoning Ordinance, as well as the current project plans and information submitted as part of the project application review.

2. Bay Area Air Quality Management District. California Environmental Quality Act Air Quality Guidelines. 2022.

3. Illingworth & Rodkin, Inc. Magnussen’s Toyota Dealership, 2319 Old Middlefield Way Air Quality and Greenhouse Gas Assessment. November 4, 2024.

4. MacNair & Associates Consulting Arborists and Horticulturalists. Magnussen's Toyota Auto Dealership Mountain View - Arborist Report and Tree Protection Specifications. August 22, 2024.

5. City of Mountain View. Citywide Historic Properties Survey Vol I and II. Prepared by Carey & Co.

September 1, 2008.

6. Partner Engineering and Science, Inc. Phase I Environmental Site Assessment Report. 2319 Old Middlefield Way. Prepared for Integrity Design & Construction Services. August 2, 2024.

7. Cornerstone Earth Group. Environmental Peer Review of Phase I Environmental Site Assessment for 2249-2277 and 2319 Old Middlefield Way and 775 Independence Avenue in Mountain View, California (Site). September 16, 2024.

8. Illingworth & Rodkin, Inc. Magnussen’s Toyota Dealership, 2319 Old Middlefield Way Noise Analysis.

November 6, 2024.

9. City of Mountain View. Resolution and Policy Implementing the California Environmental Quality Act to Comply with California Senate Bill 743 (SB 743) Regarding the Use of Vehicle Miles Traveled (VMT) in Transportation Analysis. June 2020.

10. Kimley Horn. Magnussen’s Toyota Queuing Analysis Technical Memorandum. July 17, 2024.

Magnussen’s Toyota Project CEQA Checklist 65 November 2024

7.0 REFERENCES
Bay Area Air Quality Management District (BAAQMD). California Environmental Quality Act Air Quality Guidelines. 2022.

City of Mountain View. Citywide Historic Properties Survey Vol I and II. Prepared by Carey & Co.

September 1, 2008.

City of Mountain View. Mountain View 2030 General Plan. Adopted July 2012.

City of Mountain View. Greenhouse Gas Reduction Program. Adopted July 2012.

City of Mountain View. Mountain View 2030 General Plan and Greenhouse Gas Reduction Program Environmental Impact Report. July 2012.

City of Mountain View. Mountain View Zoning Ordinance.

City of Mountain View. Resolution and Policy Implementing the California Environmental Quality Act to Comply with California Senate Bill 743 (SB 743) Regarding the Use of Vehicle Miles Traveled (VMT) in Transportation Analysis. June 2020.

Cornerstone Earth Group. Environmental Peer Review of Phase I Environmental Site Assessment for 2249-2277 and 2319 Old Middlefield Way and 775 Independence Avenue in Mountain View, California. September 16, 2024.

Kimley Horn. Magnussen’s Toyota Queuing Analysis Technical Memorandum. July 17, 2024.

MacNair & Associates Consulting Arborists and Horticulturalists. Magnussen's Toyota Auto Dealership Mountain View - Arborist Report and Tree Protection Specifications. August 22, 2024.

Partner Engineering and Science, Inc. Phase I Environmental Site Assessment Report. 2319 Old Middlefield Way. Prepared for Integrity Design & Construction Services. August 2, 2024.

Magnussen’s Toyota Project CEQA Checklist 66 November 2024

8.0 LEAD AGENCY AUTHORS AND CONSULTANTS
City of Mountain View
Community Development Department
Christian Murdock, Community Development Director
Amber Blizinski, Assistant Community Development Director Aaron Hollister, Deputy Zoning Administrator
Diana Pancholi, Acting Advanced Planning Manager
Margaret Netto, Consulting Senior Planner
JHS Consulting, LLC
John Schwarz, President/Principal
Cornerstone Earth Group
Ron Helm, Senior Principal Geologist
Stason Foster, Environmental Engineer
Illingworth & Rodkin, Inc.

James Reyff, Principal
Michael Thill, Principal
Carrie Janello, Senior Consultant
Zachary Palm, Consultant
Jordyn Bauer, Staff Consultant
ATTACHMENT 1

PROJECT APPLICATION AND PLAN SET
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A0.1
SCALE: N.T.S.

COVER SHEET

ARCHITECT
TWM Architects & Planners
1011 C Street
San Rafael, CA 94901
P (415) 472-5770
www.twmarchitects.com

PROJECT DATA
PROJECT ADDRESSES: 2319, 2385, + 2249 OLD MIDDLEFIELDWAY + 775 INDEPENDENCE AVE, MOUNTAIN VIEW, CA 94043
ASSESSOR'S PARCEL #S: 14-712-033, 14-712-034, 14-712-060, + 14-712-061 (4 LOT MERGE INTO 1 IN PROCESS)
ZONING: 2030 GENERAL PLAN - GENERAL COMMERICAL

CS - COMMERCIAL SERVICES

MONTA LOMA/FARLEY ROCK PLANNING AREA
FEMA FLOOD ZONE: ZONE X (AREA W/ REDUCED FLOOD RISK - LEVEE) TOTAL SITE AREA: 2.4 NET ACRE / 104,440 NET SF - EXCLUDES OLD MIDDLEFIELD WAY RIGHT OF WAY (2.8 GROSS ACRE / 122,199 GROSS SF )
TOTAL NEW FLOOR AREA: ±39,399 SF
FLOOR AREA RATIO: 37.7% (MAX 40% F.A.R.)
BUILDING LOT COVERAGE: 35,758 SF / 34.2% COVERAGE
TOTAL NEW LANDSCAPE AREA: 17,412 SF

TOTAL NEW TREE CANOPY
COVERAGE: 57,894 SF AT MATURITY
TOTAL IMPERVIOUS AREA: 55,384 SF
TOTAL PERVIOUS AREA: 13,230 SF
TOTAL BIORETENTION PROVIDED: 4,208 SF
SITE PARKING-TO-TREE RATIO: 110 GROUND LEVEL PARKING STALLS / 55 TOTAL TREES OCCUPANCY: MIXED B / S-1 / S-2
CONSTRUCTION TYPE: V-B
FIRE SPRINKLER SYSTEM: YES N O R T H

DIRECTORY

BUSINESS OWNER
Sandra Magnussen
Magnussen's Toyota of Palo Alto
690 San Antonio Road
Palo Alto, CA 94306
P (650) 464-2100

DRAWING INDEX
A0.1 COVER SHEET
A0.2 NEIGHBORHOOD PLAN
A0.3 SITE CONTEXT
A0.4 NEIGHBORHOOD CONTEXT
A0.5 STREETSCAPE
A0.6 STREET PERSPECTIVE RENDERINGS
A0.7 AERIAL PERSPECTIVE RENDERINGS
A0.8 ADJACENT PROPERTY VIEWS

ARCHITECTURAL
A1.1 SITE AND GROUND FLOOR PLAN
A1.2 UPPER LEVEL PLAN
A1.3 ROOF PLAN
A1.4 TRASH ENCLOSURE
A1.5 SITE PHOTOMETRIC
A1.6 ROOF PHOTOMETRIC
A1.7 EXTERIOR LIGHTING SPECIFICATIONS
A1.8 PORTAL PHOTOMETRIC
A3.1 STREET ELEVATION
A3.2 ELEVATIONS
A3.3 SOUTH ELEV + SHOP SECTION
A3.4 BUILDING SECTION
A3.5 SITE SECTION
A3.6 STREET ELEVATIONS - COLORED
A3.7 ELEVATIONS - COLORED
A3.8 SUMMER SOLSTICE SHADOW STUDY
A3.9 WINTER SOLSTICE SHADOW STUDY
A4.1 CODE ANALYSIS
A4.2 EGRESS PLANS
A4.3 CALGREEN + LEED CHECKLISTS
A4.4 HAZARDOUS MATERIALS
A5.1 EXTERIOR DETAILS - NORTH
A5.2 EXTERIOR DETAILS - SOUTH
A5.3 LATTICE + ROOF SCREEN DETAILS
A5.4 WOODCRETE FENCE DETAILS

LANDSCAPE
L1 ILLUSTRATIVE SITE PLAN
L2.1 PRELIMINARY IRRIGATION PLAN
L2.2 IRRIGATION HYDROZONES
L3.1 PRELIMINARY PLANTING PLAN
L3.2 EXISTING TREE EXHIBIT
L3.3 EXISTING LANDSCAPE CONDITIONS
L3.4 TREE CANOPY AREA CALCULATIONS
L3.5 TREE CANOPY AREA CALCULATIONS
L3.6 TREE CANOPY AREA CALCULATIONS
CIVIL
C1.0 SITE SURVEY
C2.0 PRELIMINARY GRADING PLAN
C3.0 PRELIMINARY UTILITY PLAN
C4.0 PRELIMINARY FIRE ACCESS PLAN
C5.0 PRELIMINARY STORMWATER

TREATMENT CONTROL PLAN
C6.0 PRELIMINARY CROSS SECTIONS
C6.1 PRELIMINARY CROSS SECTIONS

MECHANICAL
M3.1 MECHANICAL ROOF PLAN

PROJECT MANAGER
Integrity Design Construction Services
P.O Box 1171
Solana Beach, CA 92075
P (949) 322-9196
www.integritydcs.com

MAGNUSSEN'S TOYOTA

OF MOUNTAIN VIEW

PROPERTY OWNER
Sandra Magnussen
Magnussen's Middlefield, LLC
690 San Antonio Road
Palo Alto, CA 94306
P (650) 464-2100

CIVIL ENGINEER
Kimley-Horn and Associates, Inc.
2121 S El Camino Real, Suite 800
San Mateo, CA 94403
www.kimley-horn.com
CONSTRUCTION OF A NEW AUTOMOBILE DEALERSHIP INCLUDING SALES, PARTS, SERVICE + ROOFTOP PARKING OF APPROXIMATELY 39,400 SQUARE FEET FLOOR AREA ON A 2.4 ACRE SITE. WORK INCLUDES ALL SITE WORK; UTILITIES, PARKING + LANDSCAPE IMPROVEMENTS.

USE: AUTO SALES + SERVICE
SEE SHEET A0.2 FOR PROJECT CONSTRUCTION REQUIREMENTS.

PROJECT DESCRIPTION

VICINITY MAP
SITE

SURVEYOR
Kier + Wright
2850 Collier Canyon Road
Livermore, CA 94551
P (925) 245-8788
www.kierwright.com

LANDSCAPE ARCHITECT
MacNair Landscape Architecture
P.O. Box 251
Kenwood, CA 95452
P: (707) 833-2288
www. macnairlandscapes.com
X
8'-0"

X X X X X X X
X
X
X

X X X EV CHARGING ONLY
1'-0"
14 ' MIN. CLR. EV CHARGING ONLY
#12
#6 #7
#5
#3
#2
#1
#31
#29 #26 #25 #28
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A0.2
SCALE: 1/32"=1'-0"

NEIGHBORHOOD PLAN
1/32" = 1'-0" N O R T H
0 8 16 32 64
386.77' 65.01'

9.98'74.85' 98.00'
111.67'
111.67' 98.00' 139.83' 119.99'
121.70' 143.40' 357.82' 357.81' 30'-0" (E) R.O.W. 15'-0" STREET + PUBLIC UTILITY EASEMENT 12'-0"

FIRE LANE
EASEMENT 10'-0" LANDSCAPE FRONT SETBACK
10'-0"

LANDSCAPE
SIDE SETBACK 10'-0" LANDSCAPE REAR SETBACK 10'-0" LANDSCAPE REAR SETBACK 10'-0"

LANDSCAPE

SIDE SETBACK
J+M

MOTORSPORTS

INDEPENDENCE

CAR SERVICE
AUTO

SERVICES

CAR WEST

COLLISION

SV EXPRESS

AUTOMATIC CAR
WASH

TWIN PALMS
CENTER

HARRELL
DESIGN + BUILD
2330 OLD

MIDDLEFIELD WAY

OFFICE PARK
753

INDEPENDENCE

AVE RESIDENCE
745

INDEPENDENCE

AVE RESIDENCE

MARAVILLA

TOWNHOMES

SHORT-TERM
BICYCLE PARKING (2)

LONG-TERM
BICYCLE PARKING (4)
LEGEND

PROPERTY LINE (GROSS AREA, EXCLUDES
OLD MIDDLEFIELD WAY R.O.W.)

SETBACK

PEDESTRIAN PATH OF TRAVEL

BICYCLE PATH OF TRAVEL

FIRE/TRASH/DELIVERY TRUCK PATH OF TRAVEL
EXISTING HERITAGE TREE TO REMAIN, S.L.D.
50'-8"

DISTANCE FROM
P.L. TO (N) BUILDING
147'-7" DISTANCE FROM P.L. TO (N) BUILDING 61'-0" DISTANCE FROM P.L. TO PORTAL 55'-0" DISTANCE FROM P.L. TO (N) BUILDING 183'-10" (N) BUILDING 202'-0" (N BUILDING
12'-6"
P.L. TO

BUILDING

BICYCLE LOCKERS (LONG-TERM BICYCLE PARKING)

BICYCLE RACK (SHORT- TERM BICYCLE PARKING)
(N) 7 FOOT HIGH WOODCRETE FENCE AT PROPERTY LINE
(AMERICAN PRECAST INC. - COLOR KAILUA 677) 74'-2" DISTANCE FROM P.L. TO BUILDING

TRUCK ROUTE
19'-11"
(E) R.O.W.
(5) EV STALLS
(3) EV STALLS
(2) EV STALLS

FREESTANDING
PYLON
PYLON ELEVATION 24'-0" 1-DOOR LOCKER
NOTE: SIGNAGE TO BE UNDER SEPARATE PERMIT. 69'-4" NEIGHBOR TO (N) BUILDING 25'-3" P.L. TO (E) BUILDING 14'-4" P.L. TO (E) BUILDING 34'-0" (N) DRIVEWAY 24'-0" (N) DRIVEWAY
25'-0"
(E) DRIVEWAY

EXISTING BUILDING

TO BE REMOVED

EXISTING BUILDINGS TO BE REMOVED
94'-10 3/4" (E) NEIGHBOR TO (N) BUILDING 77'-1" DISTANCE FROM P.L. TO (N) BUILDING 39'-9" DISTANCE FROM P.L. TO (E) BUILDING 160'-2" DISTANCE FROM P.L. TO (E) BUILDING
(E) BUILDING WEST 94'-0 7/8" BETWEEN (E) BUILDINGS (E) BUILDING EAST 48'-6"

DISTANCE FROM
P.L. TO (E) BUILDING
11'-6"

DISTANCE FROM
P.L. TO (E) BUILDING
50'-0 1/4"
P.L. TO (N) SOLAR 67'-7" P.L. TO (E) BUILDING

DIMENSIONS ROUNDED THIS SHEET - SEE
A1.1 FOR HIGHER ACCURACY

VEHICLE INVENTORY UNLOADING AREA
TOTAL TREES REMOVED: 83
TOTAL TREES RETAINED: 33
TOTAL TREES: 116
TOTAL HERITAGE TREES REMOVED: 80
TOTAL NON-HERITAGE TREES REMOVED: 3
SUB-TOTAL MITIGATION TREES: 160
LESS REPLACEMENT TREES: 41
TOTAL MITIGATION TREES: 119
AS NOTED IN ARBORIST REPORT, DATED 8/2024

TREE MITIGATION CALCULATION
Project Construction Notes:

1. Provide a 10' plywood temporary fence at the south and east property lines where adjacent commercial/residential neighbors.

2. A list of all heavy construction equipment to be used for this project known to produce high vibration levels shall be submitted to the city by the contractor as well a list of smaller equipment (less than 18,000 lbs.) to be used near the south and east property lines. · Smaller equipment (less than 18,000 lbs.) shall be used WITHIN 25 FEET of the property lines to minimize vibration levels at the adjacent south and east buildings. The smaller equipment intended to implement this requirement shall be individually identified among the list of equipment required under the above condition as the subset of the equipment allowed for use at the property lines. · Avoid dropping heavy equipment and using vibratory rollers within 25 feet of sensitive structures. Use alternative methods for breaking up pavement, such as pavement grinder, instead of dropping heavy objects, within 25 feet of the adjacent south and east buildings. Select demolition methods that do not involve large impact tools such as hoe-rams within 25 feet of the share property lines with conventional buildings to the south east.

Portable jackhammers, saws, or grinders shall be used to minimize impacts to the ground.

3. All construction equipment used will be manufactured after 2012 and will adhere to all EPA Tier 4 Interim emission standards. Compliance documentation, such as manufacturer specification sheets will be provided to the City by the contractor prior to issuance of a grading permit.

PROJECT REQUIREMENTS
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A0.3
SCALE: N.T.S

SITE CONTEXT N O R T H
X

T W MIDDLEFIELD ROAD

ROCK STREET

OLD MIDDLEFIELD WAY INDEPENDENCE AVE

RENGSTORFF AVE
T
T
T

VICINITY MAP W/ TRANSIT LOCATIONS
LEGEND

BIKE LANE

BUS STOP

SITE CONTEXT VIEW
T

SITE MAP
1 2
1 - STREET VIEW - OLD MIDDLEFIELD WAY + INDEPENDENCE AVE - LOOKING WEST
2 - STREET VIEW - OLD MIDDLEFIELD WAY
- LOOKING NORTH
3 - STREET VIEW - OLD MIDDLEFIELD WAY
- LOOKING NORTH
4 - STREET VIEW - OLD MIDDLEFIELD WAY
- NEIGHBORING PROPERTY TO THE EAST
5 - STREET VIEW - OLD MIDDLEFIELD WAY +

INDEPENDENCE AVE -

LOOKING SOUTH AT EAST PROPERTY LINE
6 - EXISTING STRUCTURES
- LOOKING NORTH FROM CENTER OF SITE
7 - EXISTING TREES
- LOOKING WEST FROM CENTER OF SITE
8 - NEIGHBORING RESIDENCES
- LOOKING SOUTH AT SOUTH PROPERTY LINE
9 - EXISTING TREES
- LOOKING SOUTH AT CENTER OF SITE
10 - EXISTING STRUCTURE
- LOOKING SOUTH AT CENTER OF SITE
13 - STREET VIEW - INDEPENDENCE AVE
- EXISTING FENCE + LANDSCAPING ON SITE - LOOKING EAST
14 - EXISTING PARKING LOT + STRUCTURE
- LOOKING EAST FROM WEST PROPERTY LINE
15 - STREET VIEW - INDEPENDENCE AVE
- NEIGHBORING RESIDENCE AT EAST PROPERTY LINE
11 - STREET VIEW - OLD MIDDLEFIELD WAY
- LOOKING SOUTH
12 - STREET VIEW - OLD MIDDLEFIELD WAY
- EXISTING LANDSCAPING - LOOKING SOUTH WEST
3 4
5 6 7
8 9 10
11 12
13 14
15 TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A0.4
SCALE: N.T.S

NEIGHBORHOOD CONTEXT
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A0.5
SCALE: N.T.S.

STREETSCAPES
NE. OLD MIDDLEFIELD WAY (NORTH) ELEVATION - EXISTING
NP. OLD MIDDLEFIELD WAY (NORTH) ELEVATION - PROPOSED
WE. INDEPENDENCE AVENUE (WEST) ELEVATION - EXISTING
WP. INDEPENDENCE AVENUE (WEST) ELEVATION - PROPOSED

OLD MIDDLEFIELD WAY VIEW FROM NORTHWEST

OLD MIDDLEFIELD WAY VIEW FROM NORTHEAST INDEPENDENCE AVENUE VIEW FROM NORTHWEST TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
TWM NO: 23-101
COPYRIGHT 2024 TWM
SCALE: NONE
DATE: 10/03/24

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA

STREET IMAGES
A0.6

AERIAL VIEW FROM NORTHWEST

AERIAL VIEW FROM SOUTHEAST AERIAL VIEW FROM NORTHEAST
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
TWM NO: 23-101
COPYRIGHT 2024 TWM
SCALE: NONE
DATE: 10/03/24

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA

AERIAL IMAGES
A0.7

SOUTHWEST VIEW FROM RESIDENTIAL AT SECOND FLOOR

SOUTHWEST VIEW FROM RESIDENTIAL AT FIRST FLOOR

SOUTHWEST VIEW FROM RESIDENTIAL AT THIRD FLOOR

SOUTHEAST VIEW FROM RESIDENTIAL AT SECOND FLOOR

SOUTHEAST VIEW FROM RESIDENTIAL AT FIRST FLOOR

SOUTHEAST VIEW FROM RESIDENTIAL AT THIRD FLOOR
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
TWM NO: 23-101
COPYRIGHT 2024 TWM
SCALE: 1/8"=1'-0"
DATE: 10/03/24

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA

ADJACENT PROPERTY VIEWS
A0.8

X X X X X X X X X X X X X X X
X
X
X
X
X
X

X X X X X X EV CHARGIN ONLY
1'-0"
14 ' MIN. CLR. EV CHARGIN ONLY
#12
#6 #7
#5
#3
#2
#1
#31
#29
#26 #25 #28
9 8 7 6 5 4 3 2 1
A
B
C
D
E
F
G
H 16'-0" 21'-0" 1'-8" 4'-6"
12'-6"
X
ELEV.

JANITOR
RETAIL
EXIT
ELEV MACH. 8' WIDE PARTS DOOR

PARTS HOLDING

PARTS UP

EAST STAIR WEST STAIR
SALES 5
SALES 3 SALES 4
SALES 1
F+I 1

BUSINESS DEVELOPMENT
LOUNGE

PARTS RENTAL

ADVISORS

SERVICE MGR

PARTS MGR PARTS COUNTER

CASHIER
SALES 2

SERVICE BDC

UP RAMP
X X X
COMPRESSOR + FLUIDS
TOOLS + TIRES 71'-4" 21'-4" 25'-0" 25'-0" 18'-0"

ELECTRICAL
(MPOE)
27 SERVICE LIFTS INC

ALIGNMENT
8% 16%

TECH MENS

TECH WOMENS
EXIT 56'-6"
EXIT
F+I 2

SALES MANAGERS
F+I 3
WOMEN
MEN

WORKROOM

OR STORAGE
CAFE
GM

VEHICLE LOADING

ALARMED
EXIT

SECURE EXIT CORRIDOR
X
X
X

FREIGHT LIFT

SECURED
EXIT

SECURED
EXIT

SECURED
EXIT

UPPER LEVEL EGRESS STAIR EV CHARGIN ONLY EV CHARGIN ONLY

EV CHARGIN
ONLY

EV CHARGIN
ONLY

EV CHARGIN

ONLY VAN CCESSIBLE
TRASH
+ RECYCLING
8'-0"

BICYCLE LOCKERS
(UNDER RAMP)

RECYCLED WATER

EQUIPMENT ROOM
(BREAK TANK + AIR-GAPPED POTABLE WATER BACKUP)

ALARMED
EXIT
STOR.

EV CHARGIN
ONLY

EV CHARGIN

ONLY VAN CCESSIBLE

OLD MIDDLEFIELD WAY INDEPENDENCE AVENUE
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/06/2024 SEPT 2024 V.E. STUDY
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A1.1
SCALE: 1/16"=1'-0"
SITE AND GROUND FLOOR PLAN N O R T H 9'-0" STALL WIDTH, TYP. 18'-0" STALL LENGTH, TYP. 26'-0" W. DRIVE AISLE, TYP.
5'-0" W.

ACCESS AISLE.
9'-0" W.

ACCESSIBLE

VAN STALL,
TYP.
8'-0" W.

VAN
ACCESS
AISLE 15'-0" STREET + PUBLIC UTILITY EASEMENT 10'-0" LANDSCAPE FRONT SETBACK 10'-0"

LANDSCAPE
SIDE SETBACK 10'-0" LANDSCAPE REAR SETBACK
10'-0"

LANDSCAPE

SIDE SETBACK
(E) 12'-0"
FIRE

EASEMENT
(E)25'-0" W

DRIVEWAY
(N) 34'-0" W

DRIVEWAY
(N) 24'-0" W DRIVEWAY
35'-0" CORNER VISION TRIANGLE 35'-0" CORNER VISION TRIANGLE SERVICE DRIVE:
9 CARS X 3 LANES
= 18 CARS TOTAL
NOTES:

1. ALL EXISTING STRUCTURES ON PROPERTY TO
BE DEMOLISHED.

2. SIGNAGE TO BE UNDER SEPARATE PERMIT.

3. ALL OCCUPANTS TO PARK ON SITE. NO
OFFSITE PARKING.

4. DUAL-PLUMBING AND IRRIGATION METERS TO
BE CONNECTED TO A "TEMPORARY" POTABLE

WATER SERVICE UNTIL RECYCLED WATER IS
AVAILABLE TO THIS SITE.

SHORT-TERM
BICYCLE PARKING (2)
P.L. 8'-0" W. ACCESS AISLE 5'-0" W. ACCESS AISLE

SERVICE SHOP
(27 STALLS)
PARTS
(PLUS MEZZANINE)
SALES

SHOWROOM
DETAIL
NEW

VEHICLE

DELIVERY

SERVICE

DROP-OFF ADVISORS
RETAIL

WAITING

SERVICE / EMPLOYEE

PARKING
(6 STALLS)

SERVICE / EMPLOYEE

PARKING
(7 STALLS)

RENTALS
(6 STALLS)

EMPLOYEE PARKING
(4 STALLS)

INVENTORY PARKING
(18 STALLS)

CUSTOMER

PARKING
(6 STALLS)

SERVICE

PARKING
(5 STALLS)

CUSTOMER PARKING
(3 STALLS)

CUSTOMER PARKING
(5 STALLS)

DISPLAY PARKING
(15 STALLS)

DISPLAY PARKING
(2 VEHICLES)

DISPLAY PARKING
(20 STALLS)

DISPLAY

PARKING
(12 STALLS)

TRUCK ROUTE

TRUCK ROUTE TRUCK ROUTE TRUCK ROUTE
12'-0 1/2"

LANDSCAPE

PLANTER
16'-3"
BLDG TO P.L.
24'-6"

FACE OF WALKWAY

TO (E) BUILDING

FREESTANDING
PYLON
24'-0" PARALLEL
STALL LENGTH, TYP. 8'-0" PARALLEL STALL WIDTH, TYP.

IRRIGATION
WATER

DOMESTIC
WATER
(E) ELEC.

TRANSFORMER

DISPLAY PAD
(3 VEHICLES)
25'-0" PEDESTRIAN
VISION TRIANGLE, TYP. 25'-0" PEDESTRIAN VISION TRIANGLE, TYP. 8'-6" STALL WIDTH, TYP. @ INVENTORY PARKING (N) 7'-0" H

WOODCRETE FENCE -
SEE A0.2 FOR IMAGE

BACKFLOW
W/ FDC 20'-0" RESTRICTED PARKING SPACE BACK-UP AREA
20'-0" RESTRICTED

PARKING SPACE

BACK-UP AREA
(N) 7'-0" H

WOODCRETE FENCE -
SEE A0.2 FOR IMAGE
25'-0" PEDESTRIAN
VISION TRIANGLE, TYP. 20'-0" RESTRICTED PARKING SPACE BACK-UP AREA 147'-6 1/2" DISTANCE FROM P.L. TO (N) BUILDING 61'-0" DISTANCE FROM P.L. TO PORTAL 56'-6" DISTANCE FROM P.L. TO (N) BUILDING 77'-2" DISTANCE FROM P.L. TO BUILDING 25'-2 1/2" P.L. TO (E) BUILDING 94'-11" (E) NEIGHBOR TO (N) BUILDING
77'-1 1/2" DISTANCE
FROM P.L. TO (N) BUILDING 39'-9" DISTANCE FROM P.L. TO (E) BUILDING 160'-1 1/2" DISTANCE FROM P.L. TO (E) BUILDING
(E) BUILDING WEST 94'-1" BETWEEN (E) BUILDINGS (E) BUILDING EAST

EXISTING BUILDING

TO BE REMOVED

EXISTING BUILDINGS TO BE REMOVED
94'-1" BETWEEN (E) BUILDINGS
48'-6"

DISTANCE FROM
P.L. TO (E) BUILDING
25'-0" PEDESTRIAN
VISION TRIANGLE, TYP. 25'-0" PEDESTRIAN VISION TRIANGLE, TYP. 25'-0" PEDESTRIAN VISION TRIANGLE, TYP. 25'-0" PEDESTRIAN
VISION TRIANGLE, TYP.
50'-8 1/2"

DISTANCE FROM
P.L. TO (N) BUILDING 25'-0" PEDESTRIAN VISION TRIANGLE, TYP. 1/16" = 1'-0"
0 4 8 16 32
753 INDEPENDENCE AVE

RESIDENCE
745 INDEPENDENCE AVE

RESIDENCE
P.L. P.L.

LEGEND

PROPERTY LINE (GROSS AREA, EXCLUDES
OLD MIDDLEFIELD WAY R.O.W.)

SETBACK

EXISTING HERITAGE TREE
TO REMAIN, S.L.D.

STAMPED CONCRETE, S.L.D.

EXISTING TO BE REMOVED

SERVICE / EMPLOYEE

PARKING
(1 STALL)
9'-0" W.

ACCESSIBLE

VAN EV STALL,
TYP.
8'-0" W.

VAN
ACCESS
AISLE 10'-0" LANDSCAPE REAR SETBACK 67'-6 1/2" P.L. TO (E) BUILDING 9'-0" W.

STD.

ACCESSIBLE
STALL, TYP.
9'-0" W.

ACCESSIBLE
EV STALL, TYP.

X X X X X X X X X X X X X X X
X
X
X
X
X
X

X X X X X X EV CHARGIN ONLY
1'-0"
14 ' MIN. CLR. EV CHARGIN ONLY
#12
#6 #7
#5
#3
#2
#1
#31
#29
#26 #25 #28 EV CHARGIN ONLY EV CHARGIN ONLY

EV CHARGIN
ONLY

EV CHARGIN
ONLY

EV CHARGIN
ONLY

EV CHARGIN

VAN CCESSIBLE ONLY

EV CHARGIN
ONLY

EAST STAIR WEST STAIR TOOLS (TIRE CHANGER AND BALANCER

BUSINESS OFFICE

ROOF TOP MECHANICAL CHASE

LACTATION

STORAGE
BREAK
(24 SEATS MIN.)

ROOF TOP MECHANICAL CHASE

BUSINESS MGR

UP RAMP
X X X
8% 16%
MEN
WOMEN
ELEV.

X
X
X

FREIGHT LIFT

SECURED
EXIT

SECURED
EXIT
9 8 7 6 5 4 3 2 1
A
B
C
D
E
F
G
H

GENERAL MGR

TRAINING / CONFERENCE

STORAGE

EGRESS STAIR
OFFICE U3
JANITOR OFFICE U4
CHAIR

STORAGE
I.T.
+42" DRYWALL GUARDRAIL WITH WHITE SOLID SURFACE CAP INDEPENDENCE AVENUE

OLD MIDDLEFIELD WAY N O R T H
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/06/2024 SEPT 2024 V.E. STUDY
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A1.2
SCALE: 1/16"=1'-0"

UPPER LEVEL PLAN
P.L.

PARTS
OFFICES 15'-0" STREET + PUBLIC UTILITY EASEMENT 10'-0" LANDSCAPE FRONT SETBACK PYLON
10'-0"

LANDSCAPE
SIDE SETBACK 10'-0" LANDSCAPE REAR SETBACK
10'-0"

LANDSCAPE

SIDE SETBACK
(E) 12'-0"
FIRE

EASEMENT
15'-8 3/4"
BLDG TO P.L.
24'-5 3/4"

FACE OF WALKWAY
TO (E) BUILDING 10'-0" LANDSCAPE REAR SETBACK
147'-6 5/8" DISTANCE FROM P.L. TO (N) BUILDING
61'-0 1/2" DISTANCE FROM P.L. TO PORTAL
94'-10 3/4" (E) NEIGHBOR TO (N) BUILDING
160'-1 3/4" DISTANCE FROM P.L. TO (E) BUILDING
48'-5 7/8"

DISTANCE FROM
P.L. TO (E) BUILDING
74'-1 7/8" DISTANCE FROM P.L. TO BUILDING 77'-1 3/8" DISTANCE FROM P.L. TO (N) BUILDING39'-8 7/8" DISTANCE FROM P.L. TO (E) BUILDING (E) BUILDING EAST

EXISTING BUILDINGS TO BE REMOVED
(E) BUILDING WEST 94'-0 7/8" BETWEEN (E) BUILDINGS

EXISTING BUILDING

TO BE REMOVED
56'-6" DISTANCE FROM P.L. TO (N) BUILDING
25'-2 5/8" P.L. TO (E) BUILDING
67'-6 5/8" P.L. TO (E) BUILDING
50'-8 1/2"

DISTANCE FROM
P.L. TO (N) BUILDING
1/16" = 1'-0"
0 4 8 16 32
753 INDEPENDENCE AVE

RESIDENCE
745 INDEPENDENCE AVE

RESIDENCE
P.L. P.L.

LEGEND

PROPERTY LINE (GROSS AREA, EXCLUDES
OLD MIDDLEFIELD WAY R.O.W.)

SETBACK

EXISTING HERITAGE TREE
TO REMAIN, S.L.D.

STAMPED CONCRETE, S.L.D.

EXISTING TO BE REMOVED
(E)25'-0" W

DRIVEWAY
(N) 34'-0" W

DRIVEWAY
(N) 24'-0" W DRIVEWAY
35'-0" CORNER VISION TRIANGLE 35'-0" CORNER VISION TRIANGLE 25'-0" PEDESTRIAN
VISION TRIANGLE, TYP.
25'-0" PEDESTRIAN
VISION TRIANGLE, TYP.
25'-0" PEDESTRIAN
VISION TRIANGLE, TYP. 25'-0" PEDESTRIAN VISION TRIANGLE, TYP. 25'-0" PEDESTRIAN VISION TRIANGLE, TYP.

SHOWROOM
(OPEN TO BELOW)

SERVICE SHOP
(OPEN TO BELOW)

NEW CAR

DELIVERY
(OPEN TO
BELOW)

SERVICE DROP-OFF
(OPEN TO BELOW)

X X X X X X X X X X X X X X X
X
X
X
X
X
X

X X X X X X EV CHARGIN ONLY
1'-0"
14 ' MIN. CLR. EV CHARGIN ONLY
#12
#6 #7
#5
#3
#2
#1
#31
#29
#26 #25 #28

X X X X X X X X X X X X X X X
X
X
X
X
X
X

X X X X X X EV CHARGIN ONLY
1'-0"
14 ' MIN. CLR. EV CHARGIN ONLY
#12
#6 #7
#5
#3
#2
#1
#31
#29
#26 #25 #28

EAST STAIR WEST STAIR

ROOF TOP MECHANICAL CHASE

ROOF TOP MECHANICAL CHASE
16% 8%
DN

RAMP DN DN
ELEV. P.H.

ROOF TERRACE
GEF
1 HP
3 HP
1 RTU
2 RTU
1 RTU
3 RTU
4 HP
2 EF
1 EF
2 EF
3 SATELLITE DISH
1600 S.F. SOLAR SHADE STRUCTURE
4000 S.F. SOLAR SHADE STRUCTURE
4400 S.F. SOLAR SHADE STRUCTURE
9 8 7 6 5 4 3 2 1
A
B
C
D
E
F
G

H EV CHARGIN ONLY EV CHARGIN ONLY

EV CHARGIN
ONLY

EV CHARGIN
ONLY

EV CHARGIN
ONLY

EV CHARGIN

VAN CCESSIBLE ONLY

EV CHARGIN
ONLY

OLD MIDDLEFIELD WAY INDEPENDENCE AVENUE
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/06/2024 SEPT 2024 V.E. STUDY
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A1.3
SCALE: 1/16"=1'-0"

ROOF PLAN N O R T H
1/16" = 1'-0"
0 4 8 16 32
8'-0" STALL
WIDTH, TYP. 18'-0" STALL LENGTH, TYP. 24'-0" W. DRIVE AISLE, TYP.

ROOFTOP PHOTOVOLTAIC HEIGHT + AREA
LIMITATIONS (2022 CBC 503.1 EXCEPTION 3, 4, + 5):

3. OTHER THAN STRUCTURAL REQUIREMENTS,

SOLAR PHOTOVOLTAIC PANELS SUPPORTED BY A

STRUCTURE OVER PARKING STALLS SHALL NOT

CONSTITUTE ADDITIONAL STORY OR ADDTIONAL

FLOOR AREA AND MAY EXCEED THE HEIGHT LIMIT

AS SPECIFIED WHEN THE FOLLOWING CONDITIONS
ARE MET:

1. THE AREA WITHIN THE PERIMETER OF THE

PHOTOVOLTAIC ARRAY HAS MAXIMUM
RECTANGULAR DIMENSION OF 40 FEET BY 150
FEET.

2. THE DISTANCE BETWEEN SOLAR

PHOTOVOLTAIC ARRAY STRUCTURES IS A
MINIMUM OF 10 FEET CLEAR.

3. THE DRIVEWAY AISLE SEPARATING SOLAR

PHOTOVOLTAIC ARRAY STRUCTURES HAS A
MINIMUM WIDTH OF 25 FEET CLEAR.

4. SOLAR PHOTOVOLTAIC ARRAY STRUCTURE IS

USED ONLY FOR PARKING PURPOSES WITH NO
STORAGE.

5. COMPLETELY OPEN ON ALL SIDES (OTHER THAN

NECESSARY STRUCTURAL SUPPORTS) WITH NO
INTERIOR PARTITIONS.
119'-6" L SOLAR SHADE STRUCTURE 36'-0" W SOLAR SHADE STRUCTURE 93 PARKING STALLS
(INVENTORY / SERVICE)
24'-7 1/8"
P.L. 18'-4"
60'-8 1/2"
+10'-0" HIGH MECHANICAL SCREEN 5'-0" H MECHANICAL SCREEN PER F/A5.3 - TYP. 5'-0" H MECHANICAL SCREEN PER F/A5.3
51'-10" MECH ENCLOSURE 26'-4" MECH ENCLOSURE
31'-5 1/2" L EMPLOYEE ROOF TERRACE 21'-1"10'-3" W EMPLOYEE ROOF TERRACE 50'-2" 40'-3 7/8" (N) MECH ENCL. TO ⅊
15'-0" MECH
ENCLOSURE 44'-6 3/8" (N) MECH. ENCL. TO ⅊ 19'-11" MECH ENCLOSURE 73'-0 5/8" (N) MECH. ENCL. TO ⅊

MECHANICAL ENCLOSURE NW

MECHANICAL

ENCLOSURE NE

MECHANICAL ENCLOSURE SE
PYLON
LEGEND

PROPERTY LINE (GROSS AREA, EXCLUDES
OLD MIDDLEFIELD WAY R.O.W.)

SETBACK

EXISTING HERITAGE TREE
TO REMAIN, S.L.D.

STAMPED CONCRETE, S.L.D.

EXISTING TO BE REMOVED
147'-6 5/8" DISTANCE FROM P.L. TO (N) BUILDING
61'-0 1/2" DISTANCE FROM P.L. TO PORTAL
94'-10 3/4" (E) NEIGHBOR TO (N) BUILDING
160'-1 3/4" DISTANCE FROM P.L. TO (E) BUILDING
48'-5 7/8"

DISTANCE FROM
P.L. TO (E) BUILDING
74'-1 7/8" DISTANCE FROM P.L. TO BUILDING 77'-1 3/8" DISTANCE FROM P.L. TO (N) BUILDING39'-8 7/8" DISTANCE FROM P.L. TO (E) BUILDING (E) BUILDING EAST

EXISTING BUILDINGS TO BE REMOVED
(E) BUILDING WEST 94'-0 7/8" BETWEEN (E) BUILDINGS

EXISTING BUILDING

TO BE REMOVED
55'-0" DISTANCE FROM P.L. TO (N) BUILDING
25'-2 5/8" P.L. TO (E) BUILDING 15'-0" STREET + PUBLIC UTILITY EASEMENT 10'-0" LANDSCAPE FRONT SETBACK 10'-0"

LANDSCAPE

SIDE SETBACK
10'-0"

LANDSCAPE

SIDE SETBACK
(E) 12'-0"
FIRE

EASEMENT
24'-5 3/4"

FACE OF WALKWAY
TO (E) BUILDING 10'-0" LANDSCAPE REAR SETBACK
15'-8 3/4"
BLDG TO P.L.
96'-11 3/8" DISTANCE
FROM P.L. TO (N) MECH. ENCL.
52'-6 1/4" (N) MECH ENCL. TO (E) BUILDING
208'-3 1/8" DISTANCE FROM P.L. TO (N) MECH. ENCL.
50'-8 1/2"

DISTANCE FROM
P.L. TO (N) BUILDING
(E)25'-0" W

DRIVEWAY
(N) 34'-0" W

DRIVEWAY
(N) 24'-0" W DRIVEWAY
35'-0" CORNER VISION TRIANGLE 35'-0" CORNER VISION TRIANGLE 25'-0" PEDESTRIAN
VISION TRIANGLE, TYP.
25'-0" PEDESTRIAN
VISION TRIANGLE, TYP.
25'-0" PEDESTRIAN
VISION TRIANGLE, TYP. 25'-0" PEDESTRIAN VISION TRIANGLE, TYP. 25'-0" PEDESTRIAN VISION TRIANGLE, TYP. 753 INDEPENDENCE AVE

RESIDENCE
745 INDEPENDENCE AVE

RESIDENCE
P.L. P.L. 18'-10" 10'-0" LANDSCAPE REAR SETBACK 67'-6 5/8" P.L. TO (E) BUILDING

X X X X X X X
#25
5 4
25'-6"
6 25'-6" 25'-6"
211'-0 1/2"
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A1.4
SCALE: 1/8"=1'-0"
TRASH ENCLOSURE N O R T H 10'-0" LANDSCAPE REAR SETBACK (N) 7'-0" H

CMU FENCE
1/8" = 1'-0"
0 2 4 8 16 1'-0" WHEEL STOP, TYP.

FRONT LOADING TRUCK
35 GAL.

COMPOST
3 CYD.

TRASH
(3'-11" x
6'-10" x 5'-2")
1 - TRASH ENCLOSURE PLAN + STAGING PLAN
P.L.
3 CYD.

TRASH
(3'-11" x
6'-10" x 5'-2")
3 CYD.

RECYLING
(3'-11" x
6'-10" x 5'-2")
3 CYD.

RECYCLING
(3'-11" x
6'-10" x 5'-2")
4'-0" CLR.

IN FRONT
OF BINS, TYP.
1'-0" CLR. MIN.

BETWEEN BINS, WALLS,
+ CURBS
TRASH + RECYCLING ROOM

WASTE FACILITY ENCLOSURE CALCULATION
(PER CITY OF MOUNTAIN VIEW SOLID WASTE & RECYCLING FACILITY GUIDELINES) USE: OFFICE/COMMERCIAL
PROJECT SQUARE FOOTAGE: ±39,400 SF
MIN. NUMBER OF WASTE BINS
([2] 3 CYD PER 20,000 SF): 2 TRASH BINS + 2 RECYCLING BINS ORGANICS DIVERSION: (1) 35 GAL. COMPOST BIN
PICKUP FREQUENCY :
(PER CURRENT RECOLOGY (1) TIME PER WEEK FOR TRASH - TUESDAYS NEIGHBORHOOD SCHEDULE): (3) TIMES PER WEEK FOR RECYCLING - MONDAYS, TUESDAYS, THURSDAYS
*BINS TO BE PULLED OUT + STAGED IN FRONT OF TRASH ENCLOSURE ON SERVICE DAYS.

WILL PROVIDE ENOUGH SPACE FOR VEHICLE CIRCULATION IN DRIVE AISLE. 5" H. X 12" W.

CONCRETE CURB

LOUVERED DOORS TO INTEGRATE
CANE BOLT W/ SLEEVE; DROP PIN
HOLES AT AT 180° OPENING +
CLOSED POSITIONS 46'-6" P.L. TO TRASH ENCLOSURE 10'-0" CONCRETE PAD 21'-11" CONCRETE PAD

BINS STAGING AREA
3 CYD.

TRASH
(3'-11" x
6'-10" x 5'-2")

BINS TO BE PULLED OUT FOR PICK UP SERVICE
2 - BUILDING SOUTH ELEVATION - EXTERIOR OF TRASH ROOM
16'-0" 21'-0" 1'-8" 4'-6" 12'-6"
X 71'-4" 21'-4" 25'-0" 25'-0" 18'-0" 56'-6" EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACCESSIBLE
8'-0"

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACCESSIBLE

EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE

X X X X X X X
X
X
X

X X X EV CHARGING ONLY
1'-0"
14 ' MIN. CLR. EV CHARGING ONLY
#12
#6 #7
#5
#3
#2
#1
#31
#29 #26 #25 #28
Minimum = 1.8
Avg/Min Ratio = 3.12
Max/Min Ratio = 5.72
Average = 5.61
Maximum = 10.3

EMPLOYEE PARKING RENTALS
Illuminance (Fc)
Minimum = 1.8
Avg/Min Ratio = 3.12
Max/Min Ratio = 5.72
Average = 5.61
Maximum = 10.3

EMPLOYEE PARKING RENTALS
Illuminance (Fc)
DISPLAY PARKING 12 VEHICLES
DISPLAY PARKING 15 VEHICLES
DISPLAY PARKING 20 VEHICLES

INVENTORY PARKING
XSPW 3M
MH: 12
XSPW 3M
MH: 12
XSPW 3M
MH: 12
XSPW 3M
MH: 12
XSPW 3M
MH: 12
AF-1
MH: 24
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
5N-50L 2
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
5N-50L
MH: 24
XSPW 3M
MH: 12
4M-22L w BLS
MH: 24
3M-22L w BLS
MH: 24
XSPW 3M
MH: 12
4M-22L w BLS
MH: 24
4M-22L w BLS
MH: 24
3M-22L w BLS
MH: 24
5N-50L
MH: 24
5N-50L
MH: 24
5N-50L 2
MH: 24
4M-22L w BLS
MH: 24
4M-22L w BLS
MH: 24
4M-22L w BLS
MH: 24

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.6 0.7 0.6 0.5 0.5 0.5 0.5 0.4 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.3 0.3 0.3 0.4 0.5 0.4 0.2 0.2 0.1 0.1 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.7 0.8 1.1 1.5 1.7 1.6 1.4 1.4 1.4 1.2 1.0 0.8 1.0 1.1 0.9 1.0 1.2 1.2 1.1 1.3 1.4 1.2 1.3 1.3 1.0 0.8 0.8 0.5 0.3 0.1 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.4 1.1 2.3 1.3 0.5 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.4 1.2 2.6 1.5 0.6 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.2 2.8 1.6 0.7 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.1 3.1 0.8 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.5 1.2 3.2 0.8 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.5 1.1 3.3 0.8 0.3 0.1

0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 1.0 3.3 0.8 0.3 0.1

0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.8 2.8 0.8 0.3 0.1

0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.6 1.9 0.8 0.3 0.1

0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.6 1.3 0.8 0.3 0.1

0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.6 1.3 0.7 0.3 0.1

0.1 0.1 0.2 0.3 0.4 0.5 0.7 0.8 0.8 0.7 0.7 0.7 0.8 1.0 1.5 0.7 0.2 0.1

0.1 0.2 0.5 1.0 1.8 1.9 2.3 2.3 2.3 2.1 2.5 2.7 2.7 3.0 3.5 0.6 0.2 0.1

0.2 0.3 0.7 0.6 0.2 0.1

0.3 0.4 0.8 0.7 0.2 0.1

0.5 0.9 1.2 3.2 0.7 0.3 0.2

0.8 1.7 2.0 4.3 0.7 0.4 0.2

1.1 2.1 3.2 6.3 0.9 0.5 0.3

1.4 2.6 3.5 11.0 1.4 0.7 0.4

1.7 3.4 4.4 11.8 2.1 1.1 0.6

2.0 3.6 5.4 14.9 3.1 1.8 1.0

2.2 4.7 6.0 13.9 4.5 2.7 1.4

2.2 4.3 5.8 15.8 5.8 3.1 1.8

2.2 3.9 5.4 16.3 6.1 3.1 2.1

2.2 4.5 5.5 13.5 5.3 2.8 2.0

2.1 4.2 6.0 13.2 4.4 2.7 2.0

2.1 4.7 6.9 13.5 4.8 2.9 2.0

1.9 5.0 10.1 22.8 6.1 3.1 1.9

2.0 5.5 12.3 25.7 6.8 3.3 1.6

1.5 4.1 8.7 15.6 5.2 2.5 1.2

0.8 1.6 2.3 4.7 16.3 24.0 18.8 10.1 6.3 7.3 8.5 9.4 9.4 10.2 11.7 11.5 10.2 10.4 10.2 9.6 11.8 12.8 17.3 20.3 20.8 15.0 13.2 16.3 15.7 12.2 13.7 15.0 12.9 7.3 6.4 6.2 9.0 9.3 9.3 5.6 4.5 3.2 1.9 1.2 0.8

0.5 0.8 1.0 2.6 9.5 12.0 9.2 5.0 5.1 4.6 4.0 4.6 6.3 6.7 6.8 7.7 8.6 8.4 8.1 7.9 8.5 9.2 9.2 8.7 8.1 7.4 6.2 4.8 4.6 5.3 4.8 3.6 3.3 3.3 3.0 3.5 3.3 3.3 3.6 3.7 2.5 1.5 1.0 0.8 0.5

0.3 0.5 0.8 1.6 4.3 5.1 4.2 3.4 3.5 3.3 3.1 3.4 4.2 4.7 5.0 6.0 6.8 6.8 6.1 5.8 6.4 7.4 7.1 6.9 6.1 5.7 4.8 3.9 3.6 3.9 3.7 2.8 2.4 2.7 3.0 2.8 2.2 2.1 2.2 2.5 2.0 1.2 0.7 0.5 0.4

0.3 0.5 0.8 1.5 1.8 1.6 1.7 1.7 1.7 1.9 2.1 2.3 2.7 3.2 3.9 4.6 5.0 5.0 4.8 5.0 5.3 5.1 4.5 3.8 3.2 2.7 2.4 2.2 2.0 1.9 1.7 1.5 1.5 1.5 1.4 1.4 1.3 1.3 1.2 1.1 0.8 0.5 0.4 0.3

0.2 0.3 0.4 0.6 0.8 0.8 1.0 1.0 1.1 1.2 1.3 1.5 1.8 2.0 2.4 2.8 3.1 3.5 3.6 3.6 3.5 3.2 2.7 2.3 1.9 1.7 1.5 1.3 1.3 1.2 1.0 1.0 0.9 0.8 0.8 0.9 0.8 0.9 0.7 0.6 0.4 0.3 0.3 0.2

0.2 0.2 0.3 0.4 0.5 0.5 0.6 0.7 0.7 0.8 0.9 1.1 1.2 1.3 1.5 1.7 1.9 2.1 2.2 2.2 2.1 2.0 1.7 1.4 1.3 1.1 1.0 0.9 0.9 0.8 0.6 0.7 0.6 0.5 0.6 0.6 0.5 0.6 0.5 0.4 0.3 0.2 0.2 0.1

0.1 0.2 0.2 0.3 0.3 0.3 0.4 0.5 0.5 0.5 0.6 0.7 0.8 0.8 1.0 1.1 1.2 1.3 1.4 1.4 1.3 1.2 1.1 0.9 0.9 0.8 0.6 0.6 0.6 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1

0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.5 0.5 0.6 0.6 0.7 0.8 0.8 0.9 0.9 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.4 0.5 0.5 0.6 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1

3.1 3.8 4.8 5.2 5.3 5.7 5.1 4.7 4.4 3.5 3.2 3.2 3.2 3.2 3.5 4.2 4.1 3.9 4.4 4.6 3.9 4.0 4.2 3.6 3.0 2.5

3.7 4.3 4.3 4.8 5.6 6.2 5.3 4.1 3.4 3.5 3.4 3.6 3.6 3.5 3.6 3.2 3.4 4.0 4.8 4.9 4.0 3.5 3.1 3.3 3.1 2.6

4.4 5.2 5.9 5.8 5.7 6.4 5.4 4.7 4.1 3.8 3.7 3.5 3.6 4.1 4.2 4.5 4.7 4.5 5.2 5.0 4.1 4.1 3.8 3.7 3.4 2.8

4.8 5.6 6.4 6.0 5.9 6.7 5.4 4.3 3.9 3.6 3.8 3.6 3.8 4.7 4.7 5.0 5.1 5.1 5.9 5.2 4.0 3.3 3.1 3.1 3.7 3.5 2.1

4.9 7.3 6.7 6.5 6.1 6.6 5.6 4.6 4.2 4.0 4.3 4.0 4.0 4.5 4.4 7.0 8.6 5.7 5.1 4.3 3.4 2.7 2.5 2.5 3.6 3.7 2.3

5.9 8.6 6.4 6.5 5.6 6.0 5.3 4.5 4.5 4.0 4.5 4.1 3.4 4.8 2.3

6.3 7.2 5.6 5.1 5.4 8.2 6.6 3.6 3.1 4.0 7.4 6.1 2.3 4.9 2.1

5.6 7.7 4.6 3.4 2.5 1.7

3.0 5.6 4.2 2.9 1.6 1.6

2.3 3.7 3.6 2.5 1.4 1.5

2.0 2.6 2.9 2.0 1.8 1.6

2.0 2.3 2.5 2.0 3.9 1.9

3.6 3.8 4.2 3.6 5.7 2.2

1.8 3.9 4.6 4.7 4.9 4.3 4.1 4.5 4.5 4.5 4.5 4.6 4.7 5.4 5.8 5.6 3.9 2.2

2.0 6.1 7.7 6.8 5.0 4.4 4.5 4.7 4.8 4.9 4.9 4.8 4.9 5.6 6.3 9.1 6.5 3.5 2.1

11.2 14.9 11.8 6.9 5.6 5.8 6.1 5.8 6.1 5.6 5.7 5.8 6.3 7.3 9.4 5.8 2.7 1.6

18.4 23.8 18.1 7.7 7.3 8.6 9.0 8.6 7.4 6.5 6.3 6.5 6.9 7.6 6.9 3.7 2.3 1.4

31.3 28.5 23.4 10.0 10.5 13.0 13.9 11.9 10.3 8.2 7.6 7.6 7.7 7.5 6.3 5.5 2.4 1.6

42.4 39.5 29.6 10.1 9.1 12.0 13.1 11.7 11.0 8.8 8.1 8.3 8.6 8.3 7.1 8.1 2.2 2.2

51.8 49.8 37.4 11.6 12.0 16.3 17.7 15.6 12.2 9.4 8.3 8.8 9.6 9.4 8.4 8.8 3.7 3.0

68.2 54.9 42.8 11.7 11.6 15.1 16.1 14.4 13.1 10.9 9.9 10.3 10.1 10.0 10.1 7.8 5.5 4.6

67.7 63.9 48.6 12.3 10.6 13.6 14.7 14.1 13.7 11.1 10.4 11.5 11.1 11.0 11.9 9.7 8.9 7.3 6.0 5.2 7.0 6.8

72.4 66.1 49.8 14.4 14.8 18.4 19.7 18.6 14.7 13.2 11.9 11.5 12.5 10.9 11.0 10.9 10.2 8.7 7.6 6.7 8.6 10.3

74.0 63.9 48.8 12.9 10.7 12.9 14.1 14.4 12.6 14.7 13.9 11.6 13.3 12.4 12.6 12.4 11.2 10.4 9.4 7.6 5.4 4.9 4.0 3.1 2.6 1.9 1.4 1.2 1.2 1.5 2.1 2.5 3.0 3.7 5.6 8.2 8.9 10.3

64.9 66.4 49.3 12.3 8.8 10.4 11.3 12.3 11.9 11.2 11.7 13.1 14.1 13.2 12.9 12.0 11.3 11.6 10.5 9.6 7.3 5.8 4.8 3.3 2.8 2.2 1.6 1.4 1.5 1.8 2.3 2.6 3.5 4.6 5.5 8.7 8.5 9.2

66.1 58.2 45.0 10.5 7.4 8.8 9.6 10.4 11.3 11.6 12.9 14.3 14.2 13.7 13.5 12.2 11.9 12.0 10.8 11.6 9.1 6.4 5.4 4.1 3.5 2.8 2.1 1.9 1.9 2.3 2.9 3.0 3.7 4.6 5.8 9.4 8.2 6.7

59.0 52.0 41.2 11.6 9.5 11.0 11.9 12.3 12.7 13.1 14.0 15.1 15.9 17.0 17.0 15.4 14.4 13.8 12.0 11.2 10.3 9.4 8.1 6.7 6.2 5.1 4.2 3.9 4.2 4.8 5.7 5.5 5.4 5.8 6.1 7.7 7.7 7.0

61.2 62.3 53.2 32.3 33.9 35.3 35.9 38.1 39.4 39.6 37.8 33.2 29.4 28.1 22.3 19.2 20.6 24.5 25.3 26.3 30.0 33.0 32.8 31.1 30.8 30.1 28.4 24.4 21.6 22.3 25.3 23.9 21.3 20.5 20.4 20.1 17.7 11.6

57.2 55.4 54.1 40.5 41.7 44.0 45.8 49.4 47.0 47.6 48.4 39.3 31.9 30.9 24.7 25.3 28.4 29.9 31.9 36.4 43.0 45.6 46.4 47.7 47.8 42.8 41.8 39.8 32.6 31.7 38.2 32.7 28.6 28.1 25.7 23.1 22.0 13.8

46.2 54.9 53.3 43.3 41.2 44.5 45.0 47.5 53.2 53.6 48.0 42.1 35.7 24.4 19.0 20.9 24.6 29.5 39.3 43.3 48.3 50.7 52.3 52.5 52.5 53.2 50.2 45.4 39.2 34.6 31.4 33.5 36.7 35.1 32.9 26.5 17.0 10.6 Luminaire Schedule
Symbol Qty Label Arrangement LMF Lum. Lumens Lum. Watts Part Number 13 XSPW-4ME SINGLE 1.000 6925 78 XSPW-B-WM-4ME-8L-50K-UL-xx 7 XSPW 3M SINGLE 1.000 4270 31 XSPW-B-WM-3ME-4L-50K-UL-__ 11 AF-1 SINGLE 1.000 60200 458 OSQX-B-65L-50K9-AF-UL-NM-__ w/OSQ-X-DA-__ 2 5N-50L 2 2 @ 180° 1.000 42300 383 OSQX-B-50L-50K9-5M-UL-NM-__ w/OSQ-X-DA-__ 3 5N-50L SINGLE 1.000 42300 383 OSQX-B-50L-50K9-5M-UL-NM-__ w/OSQ-X-DA-__ 1 5L-2 R 2 @ 180° 1.000 4440 37 OSQM-C-6L-50K9-5L-UL-NM-__ w/OSQ-ML-C-DA-__ 6 4M-22L w BLS SINGLE 1.000 17000 132 OSQL-B-22L-50K9-4M-UL-NM-__ w/OSQ-ML-B-DA-__ + OSQ-BLSLF 4 4M-1 R SINGLE 1.000 4220 37 OSQM-C-6L-50K9-4M-UL-NM-__ w/ OSQ-ML-C-DA-__ 2 3M-22L w BLS SINGLE 1.000 17500 132 OSQL-B-22L-50K9-3M-UL-NM-__ w/OSQ-ML-B-DA-__ + OSQ-BLSLF Calculation Summary (Footcandles calculated using predicted lumen values @ 50K hrs of operation) Label Units Avg Max Min Avg/Min Max/Min
EXTENDED CALCS Fc 1.80 25.7 0.0 N.A. N.A.

ROOF TOP Fc 2.38 11.3 0.0 N.A. N.A.

SITE Fc 13.98 74.0 1.2 11.65 61.67
DISPLAY PARKING 12 VEHICLES Fc 57.05 74.0 28.5 2.00 2.60 DISPLAY PARKING 15 VEHICLES Fc 41.51 53.2 28.1 1.48 1.89 DISPLAY PARKING 20 VEHICLES Fc 34.97 53.6 9.5 3.68 5.64 INVENTORY PARKING Fc 13.55 19.7 7.3 1.86 2.70
Pole Schedule
(22) SSS-4-11-22-CW-BS-1D-C-__ (22' X 4" X 1ga STEEL SQUARE POLE) (2) SSS-4-11-22-CW-BS-2D18-C-__ (22' X 4" X 1ga STEEL SQUARE POLE2@180) (4) SSS-4-11-10-CW-BS-1D8-C-__ (10' X 4" X 1ga STEEL SQUARE POLE) (1) SSS-4-11-10-CW-BS-2D18-C-__ (10' X 4" X 1ga STEEL SQUARE POLE2@180) Proposed poles meet 120 MPH sustained winds.

Additional Equipment:
(6) OSQ-ML-C-DA-_ (DIRECT MOUNTING ARM C)
(8) OSQ-ML-B-DA-__(DIRECT MOUNTING ARM B)
(18) OSQ-X-DA-_ (DIRECT MOUNTING ARM XL)
(8) OSQ-BLSLF (Backlight Shield)
*** CUSTOMER TO VERIFY ORDERING INFORMATION AND
CATALOGUE NUMBER PRIOR TO PLACING ORDER ***
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A1.5
SCALE: 1/32"=1'-0"

SITE PHOTOMETRIC N O R T H

INDEPENDENCE

CAR SERVICE
AUTO

SERVICES

CAR WEST

COLLISION

SV EXPRESS

AUTOMATIC CAR
WASH

TWIN PALMS
CENTER

HARRELL
DESIGN + BUILD
2330 OLD

MIDDLEFIELD WAY

OFFICE PARK
753 INDEPENDENCE AVE

RESIDENCE
745 INDEPENDENCE AVE

RESIDENCE

MARAVILLA

TOWNHOMES
LIGHT POLE + WALL PACK PHOTOMETRIC DATA
(SEE SHEET A1.7 FOR EXTERIOR LIGHT FIXTURE SPECIFICATIONS) 1/32" = 1'-0"
0 8 16 32 64
LEGEND

PROPERTY LINE (GROSS AREA, EXCLUDES
OLD MIDDLEFIELD WAY R.O.W.)
J+M

MOTORSPORTS

EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE

X X X X X X X
X
X
X

X X X EV CHARGING ONLY
1'-0"
14 ' MIN. CLR. EV CHARGING ONLY
#12
#6 #7
#5
#3
#2
#1
#31
#29 #26 #25 #28
GEF
1 HP
3 HP
1 RTU
2 RTU1 RTU
3 RTU
4 HP
2 EF
1 EF
2 EF
3 EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

VAN ACCESSIBLE ONLY

EV CHARGING
ONLY

EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE

X X X X X X X
X
X
X

X X X EV CHARGING ONLY
1'-0"
14 ' MIN. CLR. EV CHARGING ONLY
#12
#6 #7
#5
#3
#2
#1
#31
#29 #26 #25 #28
Minimum = 1.8
Avg/Min Ratio = 3.12
Max/Min Ratio = 5.72
Average = 5.61
Maximum = 10.3

EMPLOYEE PARKING RENTALS
Illuminance (Fc)
Minimum = 1.8
Avg/Min Ratio = 3.12
Max/Min Ratio = 5.72
Average = 5.61
Maximum = 10.3

EMPLOYEE PARKING RENTALS
Illuminance (Fc)
DISPLAY PARKING 12 VEHICLES
DISPLAY PARKING 15 VEHICLES
DISPLAY PARKING 20 VEHICLES

INVENTORY PARKING
XSPW 3M
MH: 12
XSPW 3M
MH: 12
XSPW 3M
MH: 12
XSPW 3M
MH: 12
XSPW 3M
MH: 12
AF-1
MH: 24
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
XSPW-4ME
MH: 13
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
5N-50L 2
MH: 24
AF-1
MH: 24
AF-1
MH: 24
AF-1
MH: 24
5N-50L
MH: 24
XSPW 3M
MH: 12
4M-22L w BLS
MH: 24
3M-22L w BLS
MH: 24
XSPW 3M
MH: 12
4M-22L w BLS
MH: 24
4M-22L w BLS
MH: 24
3M-22L w BLS
MH: 24
5N-50L
MH: 24
5N-50L
MH: 24
4M-1 R
MH: 10
4M-1 R
MH: 10
4M-1 R
MH: 10
5L-2 R
MH: 10
4M-1 R
MH: 10
XSPW-4ME
MH: 10
XSPW-4ME
MH: 12
XSPW-4ME
MH: 12
XSPW-4ME
MH: 10
XSPW-4ME
MH: 10
XSPW-4ME
MH: 12
XSPW-4ME
MH: 12
5N-50L 2
MH: 24
4M-22L w BLS
MH: 24
4M-22L w BLS
MH: 24
4M-22L w BLS
MH: 24

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.6 0.7 0.6 0.5 0.5 0.5 0.5 0.4 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.3 0.3 0.3 0.4 0.5 0.4 0.2 0.2 0.1 0.1 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.7 0.8 1.1 1.5 1.7 1.6 1.4 1.4 1.4 1.2 1.0 0.8 1.0 1.1 0.9 1.0 1.2 1.2 1.1 1.3 1.4 1.2 1.3 1.3 1.0 0.8 0.8 0.5 0.3 0.1 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.4 1.1 2.3 1.3 0.5 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.4 1.2 2.6 1.5 0.6 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.2 2.8 1.6 0.7 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.1 3.1 0.8 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.5 1.2 3.2 0.8 0.2 0.1

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.5 1.1 3.3 0.8 0.3 0.1

0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 1.0 3.3 0.8 0.3 0.1

0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.8 2.8 0.8 0.3 0.1

0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.6 1.9 0.8 0.3 0.1

0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.6 1.3 0.8 0.3 0.1

0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.6 1.3 0.7 0.3 0.1

0.1 0.1 0.2 0.3 0.4 0.5 0.7 0.8 0.8 0.7 0.7 0.7 0.8 1.0 1.5 0.7 0.2 0.1

0.1 0.2 0.5 1.0 1.8 1.9 2.3 2.3 2.3 2.1 2.5 2.7 2.7 3.0 3.5 0.6 0.2 0.1

0.2 0.3 0.7 0.6 0.2 0.1

0.3 0.4 0.8 0.7 0.2 0.1

0.5 0.9 1.2 3.2 0.7 0.3 0.2

0.8 1.7 2.0 4.3 0.7 0.4 0.2

1.1 2.1 3.2 6.3 0.9 0.5 0.3

1.4 2.6 3.5 11.0 1.4 0.7 0.4

1.7 3.4 4.4 11.8 2.1 1.1 0.6

2.0 3.6 5.4 14.9 3.1 1.8 1.0

2.2 4.7 6.0 13.9 4.5 2.7 1.4

2.2 4.3 5.8 15.8 5.8 3.1 1.8

2.2 3.9 5.4 16.3 6.1 3.1 2.1

2.2 4.5 5.5 13.5 5.3 2.8 2.0

2.1 4.2 6.0 13.2 4.4 2.7 2.0

2.1 4.7 6.9 13.5 4.8 2.9 2.0

1.9 5.0 10.1 22.8 6.1 3.1 1.9

2.0 5.5 12.3 25.7 6.8 3.3 1.6

1.5 4.1 8.7 15.6 5.2 2.5 1.2

0.8 1.6 2.3 4.7 16.3 24.0 18.8 10.1 6.3 7.3 8.5 9.4 9.4 10.2 11.7 11.5 10.2 10.4 10.2 9.6 11.8 12.8 17.3 20.3 20.8 15.0 13.2 16.3 15.7 12.2 13.7 15.0 12.9 7.3 6.4 6.2 9.0 9.3 9.3 5.6 4.5 3.2 1.9 1.2 0.8

0.5 0.8 1.0 2.6 9.5 12.0 9.2 5.0 5.1 4.6 4.0 4.6 6.3 6.7 6.8 7.7 8.6 8.4 8.1 7.9 8.5 9.2 9.2 8.7 8.1 7.4 6.2 4.8 4.6 5.3 4.8 3.6 3.3 3.3 3.0 3.5 3.3 3.3 3.6 3.7 2.5 1.5 1.0 0.8 0.5

0.3 0.5 0.8 1.6 4.3 5.1 4.2 3.4 3.5 3.3 3.1 3.4 4.2 4.7 5.0 6.0 6.8 6.8 6.1 5.8 6.4 7.4 7.1 6.9 6.1 5.7 4.8 3.9 3.6 3.9 3.7 2.8 2.4 2.7 3.0 2.8 2.2 2.1 2.2 2.5 2.0 1.2 0.7 0.5 0.4

0.3 0.5 0.8 1.5 1.8 1.6 1.7 1.7 1.7 1.9 2.1 2.3 2.7 3.2 3.9 4.6 5.0 5.0 4.8 5.0 5.3 5.1 4.5 3.8 3.2 2.7 2.4 2.2 2.0 1.9 1.7 1.5 1.5 1.5 1.4 1.4 1.3 1.3 1.2 1.1 0.8 0.5 0.4 0.3

0.2 0.3 0.4 0.6 0.8 0.8 1.0 1.0 1.1 1.2 1.3 1.5 1.8 2.0 2.4 2.8 3.1 3.5 3.6 3.6 3.5 3.2 2.7 2.3 1.9 1.7 1.5 1.3 1.3 1.2 1.0 1.0 0.9 0.8 0.8 0.9 0.8 0.9 0.7 0.6 0.4 0.3 0.3 0.2

0.2 0.2 0.3 0.4 0.5 0.5 0.6 0.7 0.7 0.8 0.9 1.1 1.2 1.3 1.5 1.7 1.9 2.1 2.2 2.2 2.1 2.0 1.7 1.4 1.3 1.1 1.0 0.9 0.9 0.8 0.6 0.7 0.6 0.5 0.6 0.6 0.5 0.6 0.5 0.4 0.3 0.2 0.2 0.1

0.1 0.2 0.2 0.3 0.3 0.3 0.4 0.5 0.5 0.5 0.6 0.7 0.8 0.8 1.0 1.1 1.2 1.3 1.4 1.4 1.3 1.2 1.1 0.9 0.9 0.8 0.6 0.6 0.6 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1

0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.5 0.5 0.6 0.6 0.7 0.8 0.8 0.9 0.9 0.9 0.8 0.7 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.4 0.5 0.5 0.6 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1

4.7 6.6 4.5 2.7 2.5 3.7 6.1 4.1 1.6 5.8 2.3 0.8 2.3 5.7 3.7 1.1 0.2 0.0 0.0 0.0

0.1 0.4 2.3 5.2 4.3 1.5 0.5 1.3 4.0 5.5 2.8 1.0 2.8 5.5 4.0 1.3 0.3 0.1 0.0 0.0

0.1 0.3 1.6 2.2 2.0 1.2 0.4 1.1 1.9 2.2 1.7 0.8 1.7 2.2 1.9 1.1 0.2 0.1 0.1 0.1

0.3 0.6 0.9 0.8 0.8 0.8 0.6 0.8 0.7 0.7 0.8 0.9 0.8 0.8 0.7 0.7 0.3 0.2 0.2 0.1

1.1 1.9 2.7 2.2 1.5 1.6 1.5 1.2 0.8 0.6 1.3 1.5 1.2 0.8 0.6 1.3 1.4 1.2 0.5 0.2

2.3 3.9 5.4 4.5 4.3 6.3 4.8 2.8 1.0 2.0 6.2 4.9 3.1 1.0 1.7 5.9 5.2 3.5 0.8 0.2

3.1 5.4 5.9 5.9 5.7 8.8 4.8 2.7 1.0 2.1 10.0 5.1 3.0 1.0 1.7 11.3 5.7 3.2 0.8 0.2

2.5 4.3 5.4 4.8 5.1 7.8 4.8 2.8 1.0 2.3 7.8 5.0 3.2 1.0 1.8 6.8 5.3 3.6 0.9 0.2

2.9 4.2 3.3 2.2 2.5 2.2 1.6 0.9 0.8 2.1 2.1 1.7 0.9 0.8 1.9 2.1 1.7 0.8 0.4

0.6 0.9 0.8 0.7 1.2 1.2 1.2 0.9 0.5 0.5 0.6 0.7 0.8 0.8 1.7 1.7 1.6 1.1 0.6

0.1 0.3 0.5 1.1 3.8 3.3 2.6 1.2 0.6 1.6 1.5 1.5 1.2 1.9 4.8 4.1 3.4 2.7 1.8

0.1 0.2 0.5 1.9 6.6 3.8 2.5 1.5 1.8 4.6 3.7 2.8 1.5 2.0 7.7 5.0 4.1 5.4 3.6

0.1 0.1 0.5 1.9 6.5 3.8 2.5 1.4 2.1 7.1 4.1 2.5 1.4 2.0 7.2 4.6 5.5 6.3 3.5

0.0 0.2 0.5 1.1 6.8 3.8 2.6 1.5 1.1 6.2 3.4

2.8 2.6 2.2 1.0 0.4 2.9 2.6

3.1 3.8 4.8 5.2 5.3 5.7 5.1 4.7 4.4 3.5 3.2 3.2 3.2 3.2 3.5 4.2 4.1 3.9 4.4 4.6 3.9 4.0 4.2 3.6 3.0 2.5

3.7 4.3 4.3 4.8 5.6 6.2 5.3 4.1 3.4 3.5 3.4 3.6 3.6 3.5 3.6 3.2 3.4 4.0 4.8 4.9 4.0 3.5 3.1 3.3 3.1 2.6

4.4 5.2 5.9 5.8 5.7 6.4 5.4 4.7 4.1 3.8 3.7 3.5 3.6 4.1 4.2 4.5 4.7 4.5 5.2 5.0 4.1 4.1 3.8 3.7 3.4 2.8

4.8 5.6 6.4 6.0 5.9 6.7 5.4 4.3 3.9 3.6 3.8 3.6 3.8 4.7 4.7 5.0 5.1 5.1 5.9 5.2 4.0 3.3 3.1 3.1 3.7 3.5 2.1

4.9 7.3 6.7 6.5 6.1 6.6 5.6 4.6 4.2 4.0 4.3 4.0 4.0 4.5 4.4 7.0 8.6 5.7 5.1 4.3 3.4 2.7 2.5 2.5 3.6 3.7 2.3

5.9 8.6 6.4 6.5 5.6 6.0 5.3 4.5 4.5 4.0 4.5 4.1 3.4 4.8 2.3

6.3 7.2 5.6 5.1 5.4 8.2 6.6 3.6 3.1 4.0 7.4 6.1 2.3 4.9 2.1

5.6 7.7 4.6 3.4 2.5 1.7

3.0 5.6 4.2 2.9 1.6 1.6

2.3 3.7 3.6 2.5 1.4 1.5

2.0 2.6 2.9 2.0 1.8 1.6

2.0 2.3 2.5 2.0 3.9 1.9

3.6 3.8 4.2 3.6 5.7 2.2

1.8 3.9 4.6 4.7 4.9 4.3 4.1 4.5 4.5 4.5 4.5 4.6 4.7 5.4 5.8 5.6 3.9 2.2

2.0 6.1 7.7 6.8 5.0 4.4 4.5 4.7 4.8 4.9 4.9 4.8 4.9 5.6 6.3 9.1 6.5 3.5 2.1

11.2 14.9 11.8 6.9 5.6 5.8 6.1 5.8 6.1 5.6 5.7 5.8 6.3 7.3 9.4 5.8 2.7 1.6

18.4 23.8 18.1 7.7 7.3 8.6 9.0 8.6 7.4 6.5 6.3 6.5 6.9 7.6 6.9 3.7 2.3 1.4

31.3 28.5 23.4 10.0 10.5 13.0 13.9 11.9 10.3 8.2 7.6 7.6 7.7 7.5 6.3 5.5 2.4 1.6

42.4 39.5 29.6 10.1 9.1 12.0 13.1 11.7 11.0 8.8 8.1 8.3 8.6 8.3 7.1 8.1 2.2 2.2

51.8 49.8 37.4 11.6 12.0 16.3 17.7 15.6 12.2 9.4 8.3 8.8 9.6 9.4 8.4 8.8 3.7 3.0

68.2 54.9 42.8 11.7 11.6 15.1 16.1 14.4 13.1 10.9 9.9 10.3 10.1 10.0 10.1 7.8 5.5 4.6

67.7 63.9 48.6 12.3 10.6 13.6 14.7 14.1 13.7 11.1 10.4 11.5 11.1 11.0 11.9 9.7 8.9 7.3 6.0 5.2 7.0 6.8

72.4 66.1 49.8 14.4 14.8 18.4 19.7 18.6 14.7 13.2 11.9 11.5 12.5 10.9 11.0 10.9 10.2 8.7 7.6 6.7 8.6 10.3

74.0 63.9 48.8 12.9 10.7 12.9 14.1 14.4 12.6 14.7 13.9 11.6 13.3 12.4 12.6 12.4 11.2 10.4 9.4 7.6 5.4 4.9 4.0 3.1 2.6 1.9 1.4 1.2 1.2 1.5 2.1 2.5 3.0 3.7 5.6 8.2 8.9 10.3

64.9 66.4 49.3 12.3 8.8 10.4 11.3 12.3 11.9 11.2 11.7 13.1 14.1 13.2 12.9 12.0 11.3 11.6 10.5 9.6 7.3 5.8 4.8 3.3 2.8 2.2 1.6 1.4 1.5 1.8 2.3 2.6 3.5 4.6 5.5 8.7 8.5 9.2

66.1 58.2 45.0 10.5 7.4 8.8 9.6 10.4 11.3 11.6 12.9 14.3 14.2 13.7 13.5 12.2 11.9 12.0 10.8 11.6 9.1 6.4 5.4 4.1 3.5 2.8 2.1 1.9 1.9 2.3 2.9 3.0 3.7 4.6 5.8 9.4 8.2 6.7

59.0 52.0 41.2 11.6 9.5 11.0 11.9 12.3 12.7 13.1 14.0 15.1 15.9 17.0 17.0 15.4 14.4 13.8 12.0 11.2 10.3 9.4 8.1 6.7 6.2 5.1 4.2 3.9 4.2 4.8 5.7 5.5 5.4 5.8 6.1 7.7 7.7 7.0

61.2 62.3 53.2 32.3 33.9 35.3 35.9 38.1 39.4 39.6 37.8 33.2 29.4 28.1 22.3 19.2 20.6 24.5 25.3 26.3 30.0 33.0 32.8 31.1 30.8 30.1 28.4 24.4 21.6 22.3 25.3 23.9 21.3 20.5 20.4 20.1 17.7 11.6

57.2 55.4 54.1 40.5 41.7 44.0 45.8 49.4 47.0 47.6 48.4 39.3 31.9 30.9 24.7 25.3 28.4 29.9 31.9 36.4 43.0 45.6 46.4 47.7 47.8 42.8 41.8 39.8 32.6 31.7 38.2 32.7 28.6 28.1 25.7 23.1 22.0 13.8

46.2 54.9 53.3 43.3 41.2 44.5 45.0 47.5 53.2 53.6 48.0 42.1 35.7 24.4 19.0 20.9 24.6 29.5 39.3 43.3 48.3 50.7 52.3 52.5 52.5 53.2 50.2 45.4 39.2 34.6 31.4 33.5 36.7 35.1 32.9 26.5 17.0 10.6 Luminaire Schedule
Symbol Qty Label Arrangement LMF Lum. Lumens Lum. Watts Part Number 13 XSPW-4ME SINGLE 1.000 6925 78 XSPW-B-WM-4ME-8L-50K-UL-xx 7 XSPW 3M SINGLE 1.000 4270 31 XSPW-B-WM-3ME-4L-50K-UL-__ 11 AF-1 SINGLE 1.000 60200 458 OSQX-B-65L-50K9-AF-UL-NM-__ w/OSQ-X-DA-__ 2 5N-50L 2 2 @ 180° 1.000 42300 383 OSQX-B-50L-50K9-5M-UL-NM-__ w/OSQ-X-DA-__ 3 5N-50L SINGLE 1.000 42300 383 OSQX-B-50L-50K9-5M-UL-NM-__ w/OSQ-X-DA-__ 1 5L-2 R 2 @ 180° 1.000 4440 37 OSQM-C-6L-50K9-5L-UL-NM-__ w/OSQ-ML-C-DA-__ 6 4M-22L w BLS SINGLE 1.000 17000 132 OSQL-B-22L-50K9-4M-UL-NM-__ w/OSQ-ML-B-DA-__ + OSQ-BLSLF 4 4M-1 R SINGLE 1.000 4220 37 OSQM-C-6L-50K9-4M-UL-NM-__ w/ OSQ-ML-C-DA-__ 2 3M-22L w BLS SINGLE 1.000 17500 132 OSQL-B-22L-50K9-3M-UL-NM-__ w/OSQ-ML-B-DA-__ + OSQ-BLSLF Calculation Summary (Footcandles calculated using predicted lumen values @ 50K hrs of operation) Label Units Avg Max Min Avg/Min Max/Min
EXTENDED CALCS Fc 1.80 25.7 0.0 N.A. N.A.

ROOF TOP Fc 2.38 11.3 0.0 N.A. N.A.

SITE Fc 13.98 74.0 1.2 11.65 61.67
DISPLAY PARKING 12 VEHICLES Fc 57.05 74.0 28.5 2.00 2.60 DISPLAY PARKING 15 VEHICLES Fc 41.51 53.2 28.1 1.48 1.89 DISPLAY PARKING 20 VEHICLES Fc 34.97 53.6 9.5 3.68 5.64 INVENTORY PARKING Fc 13.55 19.7 7.3 1.86 2.70
Pole Schedule
(22) SSS-4-11-22-CW-BS-1D-C-__ (22' X 4" X 1ga STEEL SQUARE POLE) (2) SSS-4-11-22-CW-BS-2D18-C-__ (22' X 4" X 1ga STEEL SQUARE POLE2@180) (4) SSS-4-11-10-CW-BS-1D8-C-__ (10' X 4" X 1ga STEEL SQUARE POLE) (1) SSS-4-11-10-CW-BS-2D18-C-__ (10' X 4" X 1ga STEEL SQUARE POLE2@180) Proposed poles meet 120 MPH sustained winds.

Additional Equipment:
(6) OSQ-ML-C-DA-_ (DIRECT MOUNTING ARM C)
(8) OSQ-ML-B-DA-__(DIRECT MOUNTING ARM B)
(18) OSQ-X-DA-_ (DIRECT MOUNTING ARM XL)
(8) OSQ-BLSLF (Backlight Shield)
*** CUSTOMER TO VERIFY ORDERING INFORMATION AND
CATALOGUE NUMBER PRIOR TO PLACING ORDER ***
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A1.6
SCALE: 1/32"=1'-0"

ROOF PHOTOMETRIC N O R T H

INDEPENDENCE

CAR SERVICE

CAR WEST

COLLISION

SV EXPRESS

AUTOMATIC CAR
WASH

TWIN PALMS
CENTER

HARRELL
DESIGN + BUILD
2330 OLD

MIDDLEFIELD WAY

OFFICE PARK

MARAVILLA

TOWNHOMES
1/32" = 1'-0"
0 8 16 32 64
LEGEND

PROPERTY LINE (GROSS AREA, EXCLUDES
OLD MIDDLEFIELD WAY R.O.W.)
LIGHT POLE + WALL PACK PHOTOMETRIC DATA
(SEE SHEET A1.7 FOR EXTERIOR LIGHT FIXTURE SPECIFICATIONS) AUTO

SERVICES
J+M

MOTORSPORTS
753 INDEPENDENCE AVE

RESIDENCE
745 INDEPENDENCE AVE

RESIDENCE
POLE HT= 22'
BASE HT= 2'
OSQ Area Luminaire
OSQ Area Luminaire
POLE HT= 10'
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A1.7
SCALE: N.T.S.

EXTERIOR LIGHTING SPECIFICATIONS
LIGHT POLE SPECS WALL PACK + SOLAR SHADE LIGHTING SPECS

LIGHT POLE AT GRADE
(SITE LIGHTING) LIGHT POLE AT ROOF

POLE FIXTURE

BACKLIGHT SHIELD

ATTACHMENT

EV CHARGING
ONLY

VAN ACCESSIBLE
EV CAPABLE 19'-7" 17'-6 1/2"
47'-10 1/2" 3'-4"
R101'-0 1/2"

MAGNUSSEN'S
+ 32'-3 3/8"
31'-10 1/2" (8 X 48" LITES)
+ 47'-10"
7'-5 3/4"
15'-11 1/2" (4 X 48" LITES) 23'-7 1/4" (6 X 48" LITES) (2 X48" LITES) + 18'-0" 27"+ 9'-0 7/8"
+ 12'-6 7/8" 20'-0"
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A1.8
SCALE: 1/8"=1'-0"

PORTAL PHOTOMETRIC
1 - PORTAL PLAN N O R T H
PORTAL MATERIALS:

1. GLASS - WHITE TRANSLUCENT

2. METAL END CAPS - WHITE ALUMINUM

3. ACM HEADER (ALUMINUM COMPOSITE

MATERIAL) - TOYOTA RED ACCENT

4. PORTAL SIGNAGE - TOYOTA RED, AND
BLACK

5. ENTRY SIGNAGE BEYOND - 54" X 36"

TOYOTA RED
2 - PORTAL ELEVATION
4 - PORTAL PHOTOMETRIC
5 - PORTAL DETAILS
1/8" = 1'-0"
0 2 4 8 16
GP-1
ACM-4
ACM-2
3 4
25'-6"
5 25'-6"
6 25'-6"
7 25'-6"
1 3
25'-6"
4 25'-6"
5 25'-6"
6 25'-6"
7 25'-6"
1 2
23'-6"
25'-6"
2 23'-6"
24'-4 69/256" TOP OF ACM
24'-3 3/4" TOP OF ACM
4'-0 5/128" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 3 3/4"
32'-0 1/4"
18'-11 127/128"

MAGNUSSEN'S
8 42'-6"
211'-0 1/2"
17'-6 1/2"
9 8
42'-6"
211'-0 1/2"
17'-6 1/2"
9 TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A3.1
SCALE: 1/8"=1'-0"

STREET ELEVATION
B. OLD MIDDLEFIELD WAY (NORTH) ELEVATION

WITH PORTAL
A. OLD MIDDLEFIELD WAY (NORTH) ELEVATION

WITHOUT PORTAL
1/8" = 1'-0"
0 2 4 8 16
ELEVATIONS NOTES:

1. SIGNAGE TO BE UNDER SEPARATE PERMIT.

2. SEE COLOR + MATERIALS SCHEDULE ON
SHEET A3.2 FOR DESCRIPTION OF COLORS
+ MATERIALS.

P.L.

P.L.

PAINTED CMU BLOCK,
TYP.
+56.0'
T.O. ROOF SOLAR CANOPY
(HIGHEST POINT)
+52.2'

STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5'
SHOWROOM ROOF T.O.SLAB
+41.5'
ROOF PARKING T.O.S.
(HIGHEST POINT)
+38.5'

HEAD STOREFRONT
+31.5'

UPPER LEVEL FLOOR
+30.0'
SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL 19'-0" 6'-0" 2'-4" 5'-4" 3'-10" 25'-0" 11'-6" 36'-6" SITE GRADES:

THIS SITE IS ESSENTIALLY LEVEL, SLOPING ROUGHLY 1 FOOT FROM SOUTH TO NORTH (OLD MIDDLEFIELD WAY). GENERAL GRADE
ELEVATIONS ARE AS FOLLOWS:

SIDEWALKS + PARKING PAVING - 19.0 SOUTH TO 18.0 NORTH.

BUILDING GROUND FLOOR - 19.5
PRIVACY WALL (SOUTH PROPERTY LINE) - 21.0 SE TO 20.0 SW JOG HEIGHT DIMENSIONS SHOWN ARE RELATIVE TO THE BUILDING (19.5) - SEE CIVIL PLANS + SECTIONS FOR PRECISE ELEVATIONS.
+56.0'
T.O. ROOF SOLAR CANOPY
(HIGHEST POINT)
+52.2'

STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5'
SHOWROOM ROOF T.O.SLAB
+41.5'
ROOF PARKING T.O.S.
(HIGHEST POINT)
+38.5'

HEAD STOREFRONT
+31.5'

UPPER LEVEL FLOOR
+30.0'
SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL 19'-0" 6'-0" 2'-4" 5'-4" 3'-10" 25'-0" 11'-6" 36'-6" GP-1
ACM-1 ACM-2 P-2
ACM-2 ACM-1 P-2 PAINTED MECH SCREEN +
SOLAR CANOPY FRAMING, TYP.

SS-1 G-1

PAINTED CMU BLOCK,
TYP.

GP-1
ACM-1 ACM-2 P-2
ACM-2 GP-1 P-2 PAINTED MECH SCREEN +
SOLAR CANOPY FRAMING, TYP.

SS-1 G-1
ACM-4

NORTH ELEVATION (OLD MIDDLEFIELD WAY)

WEST ELEVATION (INDEPENDENCE AVENUE)
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
TWM NO: 23-101
COPYRIGHT 2024 TWM
SCALE: 1/8"=1'-0"
DATE: 10/03/24

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA

STREET ELEVATIONS - COLORED
A3.1c
16'-0" 71'-4" 18'-0"
69'-0" 108'-4"
C G H
16'-0" 21'-0"
F
19'-0"

A B D E
16'-0"
3'-8" 23'-4" 18'-0" 23'-4" 26'-0" 32'-8" 7'-0" 26'-0"
18'-0" 71'-4" 16'-0"
108'-4" 69'-0"
H G C
21'-0" 16'-0"
F
19'-0"

E D B A
16'-0"
18'-0" 23'-4" 18'-0" 23'-4" 4'-8" 26'-0" 32'-8" 7'-0" 26'-0" TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/06/2024 SEPT 2024 V.E. STUDY
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A3.2
SCALE: 1/8"=1'-0"
EAST + WEST ELEVATIONS
C. EAST ELEVATION
A. INDEPENDENCE AVE (WEST) ELEVATION
1/8" = 1'-0"
0 2 4 8 16
ELEVATION NOTES:

1. SIGNAGE TO BE UNDER SEPARATE PERMIT.

HSS 2X6 W/ WIRE INFILL

PLANT LATTICE
W/ CREEPING FIG, TYP.

SOLAR STRUCTURE

METAL, PAINTED

TOYOTA LIGHT GRAY

SOLAR STRUCTURE

METAL, PAINTED

TOYOTA LIGHT GRAY
P.L.

SPLIT-FACE CMU
(CONCRETE MASONRY
UNIT) 3-GREY TONES, TYP.

B. EASTERLY NEIGHBOR WEST ELEVATION
+56.0'
T.O. ROOF SOLAR CANOPY
(HIGHEST POINT)
+52.2'

STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5'
SHOWROOM ROOF T.O.SLAB
+41.5'
ROOF PARKING T.O.S.
(HIGHEST POINT)
+38.5'

HEAD STOREFRONT
+31.5'

UPPER LEVEL FLOOR
+30.0'
SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL 19'-0" 6'-0" 2'-4" 5'-4" 3'-10" 25'-0" 11'-6" 36'-6" +56.0'
T.O. ROOF SOLAR CANOPY
(HIGHEST POINT)
+52.2'

STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5'
SHOWROOM ROOF T.O.SLAB
+41.5'
ROOF PARKING T.O.S.
(HIGHEST POINT)
+38.5'

HEAD STOREFRONT
+31.5'

UPPER LEVEL FLOOR
+19.5'
T.O.S. GROUND LEVEL 19'-0" 6'-0" 2'-4" 5'-4" 3'-10" 25'-0" 11'-6" 36'-6" 13'-0"

PAINTED CMU BLOCK,
TYP. P-2
ACM-1 ACM-2
ACM-2 P-2 PAINTED MECH SCREEN +
SOLAR CANOPY FRAMING, TYP.

SS-1 G-1 P-1

SMOOTH PAINTED
PLASTER, TYP. P-1

PAINTED CMU BLOCK,
TYP. P-2
SS-1 G-1 SS-1 G-1
COLORS + MATERIALS

NO MATERIAL COLOR SAMPLE
ACM-1 ACM TOYOTA SILVER
ACM-2 ACM TOYOTA RED
ACM-4 ACM TOYOTA WHITE
SS-1 +
G-1 STORE FRONT

CLEAR GLAZING

W/ SILVER GRAY

ANODIZED

ALUMINUM SASH
GP-1 CURTAIN WALL -
PORTAL

TOYOTA WHITE

ALUMINUM TRIM
GP-1 GLAZING - PORTAL TRANSLUCENT

MILKY WHITE
P-1

CMU OR CEMENT

PLASTER -

PAINTED

TOYOTA WHITE
(MOONLIGHT
WHITE)
P-2

CMU OR CEMENT

PLASTER -

PAINTED

TOYOTA LIGHT

GREY (CHELSEA
GRAY)
P-2

METAL AWNINGS,

ROOF SCREENS -

PAINTED

TOYOTA LIGHT

GREY (CHELSEA
GRAY)
P-2

SPLIT-FACE CMU
(CONCRETE MASONRY
UNIT) 3-GREY TONES, TYP.

HOGWIRE TO MATCH
C/A5.3 PAINTED, TYP.
26'-0"
3 25'-6"
4 25'-6"
5 25'-6"
6 25'-6"
7 25'-6"
8 42'-6"
211'-0 1/2"
17'-6 1/2"
9 2 1
23'-6"
3 25'-6"
4 25'-6"
5 25'-6"
6 25'-6"
7 25'-6"
8 42'-6"
211'-0 1/2"
17'-6 1/2"
9 2 1
23'-6" 26'-0"
B. SOUTH ELEVATION
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A3.3
SCALE: 1/8"=1'-0"
SOUTH ELEVATION + SERVICE SHOP SECTION
A. SERVICE SHOP WEST-EAST SECTION
1/8" = 1'-0"
0 2 4 8 16
HSS 2X6 W/ WIRE INFILL

PLANT LATTICE
W/ CREEPING FIG, TYP.

LONG-TERM BICYCLE

PARKING - BICYCLE
LOCKERS (4)

SOLAR STRUCTURE

METAL, PAINTED

TOYOTA LIGHT GRAY
P.L.

P.L.

G
A5.2
F
A5.2
SEE COLOR + MATERIALS SCHEDULE ON SHEET A3.2
FOR DESCRIPTION OF COLORS + MATERIALS.

SITE GRADES:

THIS SITE IS ESSENTIALLY LEVEL, SLOPING ROUGHLY 1 FOOT FROM SOUTH TO NORTH (OLD MIDDLEFIELD WAY). GENERAL GRADE
ELEVATIONS ARE AS FOLLOWS:

SIDEWALKS + PARKING PAVING - 19.0 SOUTH TO 18.0 NORTH.

BUILDING GROUND FLOOR - 19.5
PRIVACY WALL (SOUTH PROPERTY LINE) - 21.0 SE TO 20.0 SW JOG HEIGHT DIMENSIONS SHOWN ARE RELATIVE TO THE BUILDING (19.5) - SEE CIVIL PLANS + SECTIONS FOR PRECISE ELEVATIONS.

TEXTURED PAINTED
PLASTER, TYP.

PAINTED CMU BLOCK,
TYP. P-2
P-2

SMOOTH PAINTED
PLASTER, TYP. P-1
+56.0'
T.O. ROOF SOLAR CANOPY
(HIGHEST POINT)
+52.2'

STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5'
SHOWROOM ROOF T.O.SLAB
+41.5'
ROOF PARKING T.O.S.
(HIGHEST POINT)
+38.5'

HEAD STOREFRONT
+31.5'

UPPER LEVEL FLOOR
+30.0'
SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL 19'-0" 6'-0" 2'-4" 5'-4" 3'-10" 25'-0" 11'-6" 36'-6" +56.0'
T.O. ROOF SOLAR CANOPY
(HIGHEST POINT)
+52.2'

STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5'
SHOWROOM ROOF T.O.SLAB
+41.5'
ROOF PARKING T.O.S.
(HIGHEST POINT)
+38.5'

HEAD STOREFRONT
+31.5'

UPPER LEVEL FLOOR
+30.0'
SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL 19'-0" 6'-0" 2'-4" 5'-4" 3'-10" 25'-0" 11'-6" 36'-6" 3 25'-6"
4 25'-6"
5 25'-6"
6 25'-6"
7 25'-6"
8 42'-6"
211'-0 1/2"
17'-6 1/2"
1 2 9
23'-6"
24'-3 3/4" TOP OF ACM 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 3 3/4" 26'-0" 7'-10" MECH UNITS - TYP. 8'-0 1/32" MECH. SCREEN - TYP. 1'-8 1/4" A
18'-0" 71'-4" 16'-0"
108'-4" 73'-6"
H G C
22'-8" 18'-10"
F
19'-0"
E D B
16'-0"
2 5/8" 20'-0" 1'-0" 19'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 28'-0" 4" 17'-0" 4'-0" 20'-0" 9'-0" 34'-0" 8'-0" 8'-2 119/256" 8'-11 15/16" 26'-0" 22'-0" 32'-0" 12'-0" 9'-0" 7'-8" CLR. 9'-0" CLR. 23'-6" 25'-6" 25'-6" 25'-6" 25'-6" 25'-6"
24'-4 69/256" TOP OF ACM
4'-0 5/128" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 3 3/4"
1 2 3 4 5 6 7 8
42'-6"
211'-0 1/2"
17'-6 1/2"
9 TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A3.4
SCALE: 1/8"=1'-0"

BUILDING SECTIONS
1/8" = 1'-0"
0 2 4 8 16
P.L.

A. SOUTH-NORTH SITE CROSS SECTION
B. FRONT SHOWROOM EAST-WEST SECTION
C. REAR SHOWROOM EAST-WEST SECTION
D
A5.1
E
A5.1
H
A5.2
C
A5.1
A
A5.1
SIM.

A
A5.1
SIM.
+55.6'
T.O. ROOF SOLAR CANOPY
(HIGHEST POINT)
+52.2'

STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5'
SHOWROOM ROOF T.O.SLAB
+41.5'
ROOF PARKING T.O.S. (HIGHEST POINT)
+38.5'

HEAD STOREFRONT
+31.5'

UPPER LEVEL FLOOR
+30.0'
SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL 19'-0" 6'-0" 2'-4" 5'-4" 3'-8" 25'-0" 11'-4" 36'-4" +52.2'

STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5'
SHOWROOM ROOF T.O.SLAB
+41.5'
ROOF PARKING T.O.S. (HIGHEST POINT)
+38.5'

HEAD STOREFRONT
+31.5'

UPPER LEVEL FLOOR
+30.0'
SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL 19'-0" 6'-0" 2'-4" 5'-4" 3'-8" 25'-0" 11'-4" 36'-4" +56.0'
T.O. ROOF SOLAR CANOPY (HIGHEST POINT)
+52.2'

STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5'
SHOWROOM ROOF T.O.SLAB
+41.5'
ROOF PARKING T.O.S. (HIGHEST POINT)
+38.5'

HEAD STOREFRONT
+31.5'

UPPER LEVEL FLOOR
+30.0'
SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL 19'-0" 6'-0" 2'-4" 5'-4" 3'-8" 25'-0" 11'-4" 36'-4" +56.0'
T.O. ROOF SOLAR CANOPY (HIGHEST POINT)
SITE GRADES:

THIS SITE IS ESSENTIALLY LEVEL, SLOPING ROUGHLY 1 FOOT FROM SOUTH TO NORTH (OLD MIDDLEFIELD WAY). GENERAL GRADE
ELEVATIONS ARE AS FOLLOWS:

SIDEWALKS + PARKING PAVING - 19.0 SOUTH TO 18.0 NORTH.

BUILDING GROUND FLOOR - 19.5
PRIVACY WALL (SOUTH PROPERTY LINE) - 21.0 SE TO 20.0 SW JOG HEIGHT DIMENSIONS SHOWN ARE RELATIVE TO THE BUILDING (19.5) - SEE CIVIL PLANS + SECTIONS FOR PRECISE ELEVATIONS.

TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A3.5
SCALE: 1"=20'-0"

SITE SECTIONS
EW. EAST-WEST SITE SECTION

LOOKING SOUTH
SN. SOUTH-NORTH SITE SECTION

LOOKING WEST

INDEPENDENCE AVENUE

OLD MIDDLEFIELD WAY

SUBJECT PROPERTY

SUBJECT PROPERTY
+56.0' T.O. ROOF SOLAR CANOPY (HIGHEST POINT)
+52.2' STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5' SHOWROOM ROOF T.O.SLAB
+41.5' ROOF PARKING T.O.S. (HIGHEST POINT)
+38.5' HEAD STOREFRONT
+31.5' UPPER LEVEL FLOOR
+30.0' SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL P.L. P.L.

P.L.
+51.4' T.O. ROOF
- HIGHEST POINT
(2310 ROCK ST /

MARAVILLA HOMES)
+30.6' T.O. ROOF
(753 INDEPENDENCE

AVE / PRIVATE

RESIDENCE)
+37.0' T.O. ROOF
(2415 OLD MIDDLEFIELD WAY /

INDEPENDENCE CAR SERVICE)
+56.0' T.O. ROOF SOLAR CANOPY (HIGHEST POINT)
+52.2' STAIR PARAPET
+46.8' HIGH PARAPET
+45.5' T.O.PARAPET
+44.5' SHOWROOM ROOF T.O.SLAB
+41.5' ROOF PARKING T.O.S. (HIGHEST POINT)
+38.5' HEAD STOREFRONT
+31.5' UPPER LEVEL FLOOR
+30.0' SALES: CEILING - NORTH
+28.5'

SALES CEILING - SOUTH
+19.5'
T.O.S. GROUND LEVEL
+38.5' T.O. ROOF
(2362 OLD MIDDLEFIELD
WAY / EXCEL AUTOGLASS) NIGHT LIGHTING - TYP.

SITE GRADES:

THIS SITE IS ESSENTIALLY LEVEL, SLOPING ROUGHLY 1 FOOT FROM SOUTH TO NORTH (OLD MIDDLEFIELD WAY). GENERAL GRADE
ELEVATIONS ARE AS FOLLOWS:

SIDEWALKS + PARKING PAVING - 19.0 SOUTH TO 18.0 NORTH.

BUILDING GROUND FLOOR - 19.5
PRIVACY WALL (SOUTH PROPERTY LINE) - 21.0 SE TO 20.0 SW JOG HEIGHT DIMENSIONS SHOWN ARE RELATIVE TO THE BUILDING (19.5) - SEE CIVIL PLANS + SECTIONS FOR PRECISE ELEVATIONS.

A
--
P.L.

A. B. C.

B
-- C--

OLD MIDDLEFIELD WAY (NORTH) STREET ELEVATION

INDEPENDENCE AVENUE (WEST) STREET ELEVATION
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
TWM NO: 23-101
COPYRIGHT 2024 TWM
SCALE: 1/8"=1'-0"
DATE: 10/03/24

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA

STREET ELEVATIONS
A3.6

SOUTH ELEVATION (RESIDENTIAL)

EAST ELEVATION (COMMERCIAL)
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
TWM NO: 23-101
COPYRIGHT 2024 TWM
SCALE: 1/8"=1'-0"
DATE: 10/03/24

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA

BACK ELEVATIONS - COLORED
A3.7
SOLAR SHADING - 21 JUNE 9AM SOLAR SHADING - 21 JUNE NOON SOLAR SHADING - 21 JUNE 3PM TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
TWM NO: 23-101
COPYRIGHT 2023 TWM
SCALE: 1"=50'-0"
DATE: 02/15/24

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA

JUNE SOLSTICE SHADOWS
A3.8
SOLAR SHADING - 21 DECEMBER 9AM SOLAR SHADING - 21 DECEMBER NOON SOLAR SHADING - 21 DECEMBER 3PM TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
TWM NO: 23-101
COPYRIGHT 2023 TWM
SCALE: 1"=50'-0"
DATE: 02/15/24

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA

DECEMBER SOLSTICE SHADOWS
A3.9

EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACCESSIBLE
8'-0"

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACCESSIBLE EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

VAN ACCESSIBLE ONLY

EV CHARGING
ONLY
9 8 7 6 5 4 3 2 1
A
B
C
D
E
F
G
H

B BUSINESS
(SHOWROOM + OFFICES)

TYPE V-B, W/ SPRINKLERS
S-1 STORAGE
(SERVICE + ROOFTOP PARKING)

TYPE V-B, W/ SPRINKLERS
S-2 STORAGE
(METAL PARTS)

TYPE V-B, W/ SPRINKLERS
1-HR FLOOR/CEILING OCCUPANCY

SEPARATION
1-HR (U.O.N.) OCCUPANCY SEPARATION
OCCUPANCY LEGEND:

A-3 ASSEMBLY
(TRAINING ROOM)

TYPE V-B, W/ SPRINKLERS
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A4.1
SCALE: N.T.S.

CODE ANALYSIS N O R T H

GROUND LEVEL UPPER LEVEL

OCCUPANCY PLANS
SEE SHEET A4.2 FOR LARGER PLANS
X
X X

X EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACESSIBLE
8'-0"

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACESSIBLE
T.E.S. 1
EXIT T.E.S.
77 OCCUPANTS 1
EXIT
33 OCCUPANTS
S-1 STORAGE
(SERVICE)

TYPE VB (SM)
16,085 S.F. / 300 = 54 OCCS
2 EXITS REQ'D (27 EA.)
1-HR SEPARATION
1-HR SEPARATION
146 FEET
27 OCCUPANTS
145 FEET
27 OCCUPANTS
T.E.S. 1
EXIT 1
42 OCCUPANTS
S-2 STORAGE (PARTS)

TYPE VB (SM)
1,186 S.F. / 300 = 4 OCCS
1 EXIT REQ'D
4 OCCUPANTS
88 FEET
122 FEET

B BUSINESS
(SHOWROOM / SALES)

TYPE VB (SM)
10,070 - (534 + 250 + 348) S.F. / 150 = 59
59 + 11+ 9 + 6 = 85 OCCS - 2 EXITS REQ'D 103 FEET
42 OCCUPANTS
42 OCCUPANTS
T.E.S. 1
10 OCCUPANTS
70 FEET
37 FEET 50 FEET
3 OCCUPANTS
S-1 STORAGE
(SERVICE)

TYPE VB (S)
3,122 S.F. / 300 = 11 OCC
1 EXIT REQ'D
6 OCCUPANTS
148 FEET DIAGONAL 74 FEET BETWEEN EXITS
S-1 STORAGE
(SERVICE)

TYPE VB (S)
896 S.F. / 300 = 3 OCC
1 EXIT REQ'D
EXIT
10 OCCUPANTS
534 S.F. CALL CENTER
50 S.F/OCC. - 11 OCC.

EXIT 2
46 OCCUPANTS

PRIVATE OFFICE PRIVATE OFFICE

PRIVATE OFFICE PRIVATE OFFICE PRIVATE OFFICE PRIVATE OFFICE PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

SERVICE CONSULTATION

RETAIL CASHIER

PRIVATE OFFICE PRIVATE OFFICE

RESTROOMS
ELEV. EQPT.
348 S.F. RETAIL DISPLAYS 60 S.F/OCC. - 6 OCC.
250 S.F. CUSTOMER WAITING
30 S.F/OCC. - 9 OCC. 96 FEET
EXIT

STAIR EXIT STAIR

B BUSINESS (OFFICES) TYPE VB (SM)
(4,749 S.F. - 1,820 S.F.) / 150 = 20 OCCS
20+37= 57 OCC TOTAL = 2 EXITS REQ'D
EXIT
42 OCCUPANTS
EXIT
6 OCCUPANTS
98 FEET
6 OCCUPANTS
29 OCCUPANTS
MEN
WOMEN
1-HR SEPARATION
6 OCCUPANTS
1-HR SEPARATION
100 FEET EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

VAN ACESSIBLE ONLY

EV CHARGING
ONLY
X X
X
9 8 7 6 5 4 3 2 1
A
B
C
D
E
F
G
H
BUSINESS OFFICE 590 S.F. 50 S.F/OCC. - 12 OCC.

S-2 STORAGE (PARTS)

TYPE VB (SM)
3,178 S.F. / 300 = 11 OCCS / 1 EXIT REQ'D
111 FEET
TRAINING / CONFERENCE 680 S.F. 50 S.F/OCC. 14 OCC.
550 S.F. BREAK
50 S.F/OCC. 11 OCC.
29 OCCUPANTS
EGRESS LEGEND:
1-HR (U.O.N.) OCCUPANCY SEPARATION

TACTILE EXIT SIGN - 'EXIT'
ACCESSIBLE EXIT - SEE ALSO SHOWROOM PLAN, (36"
DOOR WITH 34 INCH CLEAR WIDTH MIN.)
FIRE EXTINGUISHER (75' MAX. TRAVEL FROM ANY POINT)
DISTANCE BETWEEN EXITS - CBC 1007.1.1
EXIT ACCESS TRAVEL DISTANCE - CBC Table 1017.2,
B OCC. W/ SPRINKLERS = 300' MAX.

EXIT ACCESS TRAVEL DISTANCE - CBC Table 1017.2,
S-1 OCC. W/ SPRINKLERS = 250' MAX.

EXIT ACCESS TRAVEL DISTANCE - CBC Table 1017.2,
S-2 OCC. W/ SPRINKLERS = 400' MAX.

SPACES WITH ONE EXIT PATH OF EGRESS TRAVEL:

B and S OCC. W/ SPRINKLERS per CBC Table 1006.2.1 = 100' MAX.
300 FEET MAX.
250 FEET MAX.
400 FEET MAX.

T.E.S.

EXIT

X OCCUPANTS
100 FEET MAX.

B BUSINESS
(SHOWROOM + OFFICES)

TYPE V-B, W/ SPRINKLERS
S-1 STORAGE
(SERVICE + ROOFTOP PARKING)

TYPE V-B, W/ SPRINKLERS
S-2 STORAGE
(METAL PARTS)

TYPE V-B, W/ SPRINKLERS
1-HR FLOOR/CEILING OCCUPANCY

SEPARATION
1-HR (U.O.N.) OCCUPANCY SEPARATION
OCCUPANCY LEGEND:

A-3 ASSEMBLY
(TRAINING ROOM)

TYPE V-B, W/ SPRINKLERS
1'-0"
14 ' MIN. CLR.
#12

EAST STAIR WEST STAIR

ROOF TOP MECHANICAL CHASE

ROOF TOP MECHANICAL CHASE
16% 8% DN RAMP DN DN
ELEV. P.H.

ROOF TERRACE
GEF
1 HP
3 HP
1 RTU
2 RTU
1 RTU
3 RTU
4 HP
2 EF
1 EF
2 EF
3 SATELLITE DISH
4000 S.F. SOLAR SHADE STRUCTURE
4400 S.F. SOLAR SHADE STRUCTURE
9 8 7 6 5 4 3 2 1
A
B
C
D
E
F
G

H EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

VAN ACESSIBLE ONLY

EV CHARGING
ONLY
S-1 STORAGE (ROOFTOP INVENTORY)

TYPE VB (SM)
27,726 S.F. / 500 = 56+22 (TERRACE) = 78 OCCS
2 EXITS REQ'D (39 EA.)
EXIT

STAIR EXIT STAIR
167 FEET
170 FEET
EXIT
48 OCCUPANTS
EXIT
48 OCCUPANTS
323 S.F. ROOF TERRACE 15 S.F/OCC. - 22 OCC.

1. NEW BUILDING IS FULLY FIRE SPRINKLERED.

2. PATHS OF EGRESS SHALL BE 36" MINIMUM CLEAR, 44" WHERE LOADS EXCEED 50, 32" AT DOORS AND 48" AT STAIRS.

3. THE MINIMUM NUMBER OF EXITS IS AS SHOWN PER PLANS AND CHARTS ON THIS SHEET.

4. WHERE MULTIPLE EXITS ARE REQUIRED, THE MINIMUM DOORWAY

SEPARATION SHALL BE NOT LESS THAN ONE-THIRD THE DIAGONAL OF THE SPACE OCCUPIED.

5. PROVIDE EGRESS ILLUMINATION TO ALL MEANS OF EGRESS TO NOT LESS THAN 1 fc AT THE WALKING SURFACE INCLUDING EXIT DISCHARGE FOR A MINIMUM 90 MINUTES UNDER EMERGENCY POWER (S.E.D.).

6. ALL MEANS OF EGRESS COMPONENTS ARE TO MEET ACCESSIBILITY REQUIREMENTS.

7. ACCESSIBLE EXIT DOOR CLEARANCES, REFER TO DETAIL IN PERMIT PLANS SET.

8. STAIR ACCESSIBILITY REQUIREMENTS, REFER TO DETAILS IN PERMIT PLANS SET.

9. ILLUMINATED EXIT SIGNS SHALL BE PROVIDED AT EACH EXIT IN ALL

SPACES REQUIRING TWO OR MORE EXITS, READILY VISIBLE FROM ANY

DIRECTION OF EGRESS TRAVEL WITH EMERGENCY POWER FOR A
MINIMUM 90 MINUTES (S.E.D.). PROVIDE TACTILE EXIT SIGNS PER 8/A5.1.

10. EXITS AND EXIT DISCHARGE SHALL BE NOT BE USED FOR ANY PURPOSE THAT INTERFERES WITH IT'S EGRESS FUNCTION. EXIT DISCHARGE SHALL BE AT GRADE AND NOT RE-ENTER A BUILDING.

EGRESS NOTES:

REQ'D EGRESS WIDTH @ STAIRS PER CBC Sec. 1005.3.1:
[26 max. occupants x 'Egress Capacity Factor' of 0.3 inch per occupant] (E) CLEAR EGRESS WIDTH @ BOTH STAIRS: 48 inches (4'-0") [8 inches / 'Egress Capacity Factor' of 0.3 inch = 26 occupants] 2ND LEVEL EXITING ANALYSIS CALCULATIONS
REQ'D EGRESS WIDTH @ DOORS PER CBC Sec. 1005.3.2:
[143 occupants x 'Egress Capacity Factor' of 0.2 inch per occupant] PROVIDED CLEAR EGRESS WIDTH @ 1ST FLOOR: 128 inches (10'-8") [128 inches / 'Egress Capacity Factor' of 0.2 inch = 640 occupants] 1ST LEVEL EXITING ANALYSIS CALCULATIONS
TOTAL OCCUPANT COUNT: 303
[157 occupants @ Ground Level + 68 occupants @ Upper Level + 78 Roof] MINIMUM # OF REQ'D EXITS OR ACCESS TO EXITS PER STORY: 2 [PER CBC TABLE 1006.3.2; Less than 500 occupants per story] # OF PROVIDED EXITS @ Ground Level: 4

EXITING ANALYSIS SUMMARY
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A4.2
SCALE: 1"=20'-0"

EGRESS PLAN N O R T H

ROOF LEVEL UPPER LEVEL GROUND LEVEL

EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACCESSIBLE
8'-0"

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACCESSIBLE EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

VAN ACCESSIBLE ONLY

EV CHARGING
ONLY
9 8 7 6 5 4 3 2 1
A
B
C
D
E
F
G
H

B BUSINESS
(SHOWROOM + OFFICES)

TYPE V-B, W/ SPRINKLERS
S-1 STORAGE
(SERVICE + ROOFTOP PARKING)

TYPE V-B, W/ SPRINKLERS
S-2 STORAGE
(METAL PARTS)

TYPE V-B, W/ SPRINKLERS
1-HR FLOOR/CEILING OCCUPANCY

SEPARATION
1-HR (U.O.N.) OCCUPANCY SEPARATION
OCCUPANCY LEGEND:

A-3 ASSEMBLY
(TRAINING ROOM)

TYPE V-B, W/ SPRINKLERS
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A4.1
SCALE: N.T.S.

CODE ANALYSIS N O R T H

GROUND LEVEL UPPER LEVEL

OCCUPANCY PLANS
SEE SHEET A4.2 FOR LARGER PLANS
X
X X

X EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACESSIBLE
8'-0"

EV CHARGING
ONLY

EV CHARGING

ONLY VAN ACESSIBLE
T.E.S. 1
EXIT T.E.S.
77 OCCUPANTS 1
EXIT
33 OCCUPANTS
S-1 STORAGE
(SERVICE)

TYPE VB (SM)
16,085 S.F. / 300 = 54 OCCS
2 EXITS REQ'D (27 EA.)
1-HR SEPARATION
1-HR SEPARATION
146 FEET
27 OCCUPANTS
145 FEET
27 OCCUPANTS
T.E.S. 1
EXIT 1
42 OCCUPANTS
S-2 STORAGE (PARTS)

TYPE VB (SM)
1,186 S.F. / 300 = 4 OCCS
1 EXIT REQ'D
4 OCCUPANTS
88 FEET
122 FEET

B BUSINESS
(SHOWROOM / SALES)

TYPE VB (SM)
9,800 - (534 + 250 + 348) S.F. / 150 = 58
58 + 11+ 9 + 6 = 84 OCCS - 2 EXITS REQ'D 103 FEET
42 OCCUPANTS
42 OCCUPANTS
T.E.S. 1
10 OCCUPANTS
70 FEET
37 FEET 50 FEET
3 OCCUPANTS
S-1 STORAGE
(SERVICE)

TYPE VB (S)
2,818 S.F. / 300 = 10 OCC
1 EXIT REQ'D
6 OCCUPANTS
148 FEET DIAGONAL 74 FEET BETWEEN EXITS
S-1 STORAGE
(SERVICE)

TYPE VB (S)
839 S.F. / 300 = 3 OCC
1 EXIT REQ'D
EXIT
10 OCCUPANTS
534 S.F. CALL CENTER
50 S.F/OCC. - 11 OCC.

EXIT 2
46 OCCUPANTS

PRIVATE OFFICE PRIVATE OFFICE

PRIVATE OFFICE PRIVATE OFFICE PRIVATE OFFICE PRIVATE OFFICE PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

PRIVATE OFFICE

SERVICE CONSULTATION

RETAIL CASHIER

PRIVATE OFFICE PRIVATE OFFICE

RESTROOMS
ELEV. EQPT.
348 S.F. RETAIL DISPLAYS 60 S.F/OCC. - 6 OCC.
250 S.F. CUSTOMER WAITING
30 S.F/OCC. - 9 OCC. 96 FEET
EXIT

STAIR EXIT STAIR

B BUSINESS (OFFICES) TYPE VB (SM)
(4,749 S.F. - 1,820 S.F.) / 150 = 20 OCCS
20+37= 57 OCC TOTAL = 2 EXITS REQ'D
EXIT
42 OCCUPANTS
EXIT
6 OCCUPANTS
98 FEET
6 OCCUPANTS
29 OCCUPANTS
MEN
WOMEN
1-HR SEPARATION
6 OCCUPANTS
1-HR SEPARATION
100 FEET EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

VAN ACESSIBLE ONLY

EV CHARGING
ONLY
X X
X
9 8 7 6 5 4 3 2 1
A
B
C
D
E
F
G
H
BUSINESS OFFICE 590 S.F. 50 S.F/OCC. - 12 OCC.

S-2 STORAGE (PARTS)

TYPE VB (SM)
3,178 S.F. / 300 = 11 OCCS / 1 EXIT REQ'D
111 FEET
TRAINING / CONFERENCE 680 S.F. 50 S.F/OCC. 14 OCC.
550 S.F. BREAK
50 S.F/OCC. 11 OCC.
29 OCCUPANTS
EGRESS LEGEND:
1-HR (U.O.N.) OCCUPANCY SEPARATION

TACTILE EXIT SIGN - 'EXIT'
ACCESSIBLE EXIT - SEE ALSO SHOWROOM PLAN, (36"
DOOR WITH 34 INCH CLEAR WIDTH MIN.)
FIRE EXTINGUISHER (75' MAX. TRAVEL FROM ANY POINT)
DISTANCE BETWEEN EXITS - CBC 1007.1.1
EXIT ACCESS TRAVEL DISTANCE - CBC Table 1017.2,
B OCC. W/ SPRINKLERS = 300' MAX.

EXIT ACCESS TRAVEL DISTANCE - CBC Table 1017.2,
S-1 OCC. W/ SPRINKLERS = 250' MAX.

EXIT ACCESS TRAVEL DISTANCE - CBC Table 1017.2,
S-2 OCC. W/ SPRINKLERS = 400' MAX.

SPACES WITH ONE EXIT PATH OF EGRESS TRAVEL:

B and S OCC. W/ SPRINKLERS per CBC Table 1006.2.1 = 100' MAX.
300 FEET MAX.
250 FEET MAX.
400 FEET MAX.

T.E.S.

EXIT

X OCCUPANTS
100 FEET MAX.

B BUSINESS
(SHOWROOM + OFFICES)

TYPE V-B, W/ SPRINKLERS
S-1 STORAGE
(SERVICE + ROOFTOP PARKING)

TYPE V-B, W/ SPRINKLERS
S-2 STORAGE
(METAL PARTS)

TYPE V-B, W/ SPRINKLERS
1-HR FLOOR/CEILING OCCUPANCY

SEPARATION
1-HR (U.O.N.) OCCUPANCY SEPARATION
OCCUPANCY LEGEND:

A-3 ASSEMBLY
(TRAINING ROOM)

TYPE V-B, W/ SPRINKLERS
1'-0"
14 ' MIN. CLR.
#12

EAST STAIR WEST STAIR

ROOF TOP MECHANICAL CHASE

ROOF TOP MECHANICAL CHASE
16% 8% DN RAMP DN DN
ELEV. P.H.

ROOF TERRACE
GEF
1 HP
3 HP
1 RTU
2 RTU
1 RTU
3 RTU
4 HP
2 EF
1 EF
2 EF
3 SATELLITE DISH
4000 S.F. SOLAR SHADE STRUCTURE
4400 S.F. SOLAR SHADE STRUCTURE
9 8 7 6 5 4 3 2 1
A
B
C
D
E
F
G

H EV CHARGING ONLY EV CHARGING ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING

VAN ACESSIBLE ONLY

EV CHARGING
ONLY
S-1 STORAGE (ROOFTOP INVENTORY)

TYPE VB (SM)
27,726 S.F. / 500 = 56+22 (TERRACE) = 78 OCCS
2 EXITS REQ'D (39 EA.)
EXIT

STAIR EXIT STAIR
167 FEET
170 FEET
EXIT
48 OCCUPANTS
EXIT
48 OCCUPANTS
323 S.F. ROOF TERRACE 15 S.F/OCC. - 22 OCC.

1. NEW BUILDING IS FULLY FIRE SPRINKLERED.

2. PATHS OF EGRESS SHALL BE 36" MINIMUM CLEAR, 44" WHERE LOADS EXCEED 50, 32" AT DOORS AND 48" AT STAIRS.

3. THE MINIMUM NUMBER OF EXITS IS AS SHOWN PER PLANS AND CHARTS ON THIS SHEET.

4. WHERE MULTIPLE EXITS ARE REQUIRED, THE MINIMUM DOORWAY

SEPARATION SHALL BE NOT LESS THAN ONE-THIRD THE DIAGONAL OF THE SPACE OCCUPIED.

5. PROVIDE EGRESS ILLUMINATION TO ALL MEANS OF EGRESS TO NOT LESS THAN 1 fc AT THE WALKING SURFACE INCLUDING EXIT DISCHARGE FOR A MINIMUM 90 MINUTES UNDER EMERGENCY POWER (S.E.D.).

6. ALL MEANS OF EGRESS COMPONENTS ARE TO MEET ACCESSIBILITY REQUIREMENTS.

7. ACCESSIBLE EXIT DOOR CLEARANCES, REFER TO DETAIL IN PERMIT PLANS SET.

8. STAIR ACCESSIBILITY REQUIREMENTS, REFER TO DETAILS IN PERMIT PLANS SET.

9. ILLUMINATED EXIT SIGNS SHALL BE PROVIDED AT EACH EXIT IN ALL

SPACES REQUIRING TWO OR MORE EXITS, READILY VISIBLE FROM ANY

DIRECTION OF EGRESS TRAVEL WITH EMERGENCY POWER FOR A
MINIMUM 90 MINUTES (S.E.D.). PROVIDE TACTILE EXIT SIGNS PER 8/A5.1.

10. EXITS AND EXIT DISCHARGE SHALL BE NOT BE USED FOR ANY PURPOSE THAT INTERFERES WITH IT'S EGRESS FUNCTION. EXIT DISCHARGE SHALL BE AT GRADE AND NOT RE-ENTER A BUILDING.

EGRESS NOTES:

REQ'D EGRESS WIDTH @ STAIRS PER CBC Sec. 1005.3.1:
[26 max. occupants x 'Egress Capacity Factor' of 0.3 inch per occupant] (E) CLEAR EGRESS WIDTH @ BOTH STAIRS: 48 inches (4'-0") [8 inches / 'Egress Capacity Factor' of 0.3 inch = 26 occupants] 2ND LEVEL EXITING ANALYSIS CALCULATIONS
REQ'D EGRESS WIDTH @ DOORS PER CBC Sec. 1005.3.2:
[143 occupants x 'Egress Capacity Factor' of 0.2 inch per occupant] PROVIDED CLEAR EGRESS WIDTH @ 1ST FLOOR: 128 inches (10'-8") [128 inches / 'Egress Capacity Factor' of 0.2 inch = 640 occupants] 1ST LEVEL EXITING ANALYSIS CALCULATIONS
TOTAL OCCUPANT COUNT: 301
[155 occupants @ Ground Level + 68 occupants @ Upper Level + 78 Roof] MINIMUM # OF REQ'D EXITS OR ACCESS TO EXITS PER STORY: 2 [PER CBC TABLE 1006.3.2; Less than 500 occupants per story] # OF PROVIDED EXITS @ Ground Level: 4

EXITING ANALYSIS SUMMARY
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 09/26/2024
PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A4.2
SCALE: 1"=20'-0"

EGRESS PLAN N O R T H

ROOF LEVEL UPPER LEVEL GROUND LEVEL
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A4.3
SCALE: N.T.S.

CALGREEN + LEED CHECKLISTS
X X
X
E
F
G
H
X
X X
X
8'-0"
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A4.4
SCALE: 1" = 20'-0"

HAZARDOUS MATERIALS

WASTE OIL CONTAINER SPECIFICATION

MAXIMUM HAZARDOUS MATERIALS STORED INSIDE THE BUILDING SHALL BE LIMITED TO THE FOLLOWING TOTAL AMOUNTS:

COMBUSTIBLE LIQUIDS: QUANTITY (GALLONS)*
CLASS II 480
CLASS IIIA 1,320
FLAMMABLE LIQUIDS:

CLASS 1A 120
CLASS 1B OR 1C 480
COMBINED (1A, 1B + 1C) 480
* PER CBC TABLE 307.1(1)
NOTES:

1. ALL HAZARDOUS MATERIALS SHALL BE STORED WITHIN THE BUILDING (OUTFITTED

CURRENTLY WITH THE EXISTING SPRINKLER SYSTEM) AND STORED IN AN APPROVED

STORAGE CABINET, DAY BOX, GAS CABINET, EXHAUSTED ENCLOSURE OR LISTED SAFETY CAN IN ACCORDANCE WITH SECTION 5003.9.10 OF THE CALIFORNIA FIRE CODE.

2. WHERE THE STORAGE OF HAZARDOUS MATERIAL LIQUIDS EXCEEDS 55 GALLONS

PER VESSEL (OR AN AGGREGATE CAPACITY OF MULTIPLE VESSELS IN EXCESS OF 1,000 GALLONS) IN ANY GIVEN ROOM, BUILDING OR AREA, SPILL CONTROL,

SECONDARY CONTAINMENT AND DRAINAGE MEASURES SHALL BE PROVIDED TO PREVENT THE FLOW OF LIQUIDS TO ADJOINING AREAS, PER CFC 5004.2.

3. SEE DESIGNATED HAZARDOUS MATERIALS STORAGE AREAS ON THE SITE PLAN. THE

CUMULATIVE TOTAL OF ALL HAZARDOUS MATERIALS SHALL NOT EXCEED THE AMOUNTS IN THE ABOVE TABLE.

HAZARDOUS MATERIALS

HAZARDOUS MATERIALS COMMODITIES LIST
1 - FIRST FLOOR PLAN
- LOCATIONS OF HAZARDOUS MATERIALS
2 - UPPER FLOOR PLAN
- LOCATIONS OF HAZARDOUS MATERIALS
S-1 STORAGE
(SERVICE + ROOFTOP PARKING)

TYPE V-B, W/ SPRINKLERS
S-2 STORAGE
(METAL PARTS)

TYPE V-B, W/ SPRINKLERS
1-HR FLOOR/CEILING OCCUPANCY

SEPARATION
1-HR (U.O.N.) OCCUPANCY SEPARATION

HAZARDOUS MATERIALS

PLAN LEGEND
PARTS

SERVICE SHOP

COMPRESSOR
+ FLUIDS
ELEC. TOOLS +

TIRES STORAGE

SERVICE SHOP
(BELOW)
ELEC.
(BELOW)
TOOLS +

TIRES STORAGE
(BELOW)
PARTS

COMPRESSOR
+ FLUIDS
(BELOW)
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A5.1
SCALE: 1/2"=1'-0"

EXTERIOR DETAILS - NORTH
A. SHOWROOM NORTH STOREFRONT
LOOKING WEST 28'-4"
B. SHOWROOM MECHANICAL SCREEN

LOOKING WEST
C. SERVICE DROP-OFF

LOOKING SOUTH
D. NEW VEHICLE DELIVERY

LOOKING SOUTH
E. DETAIL

LOOKING SOUTH

SILVER ACM
PANELS - TYP.

RED ACM HEAD
BAND - TYP.

CLEAR INSULATED

LOW-E GLASS - TYP

SILVER-GRAY

ALUMINUM

STOREFRONT
SASH - TYP. 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4"

ROOFTOP SOLAR
PANELS - TYP.

SHOWROOM SHOWROOM

NEW VEHICLE SERVICE DROP-OFF

DELIVERY
DETAIL

TECH BREAK

ROOFTOP
MECH

ENCLOSURE

ROOFTOP

INVENTORY

ROOFTOP

PV SOLAR

ROOFTOP

INVENTORY

ROOFTOP
PV SOLAR 26'-0"

PAINTED CONCRETE
BLOCK - TYP.

CLEAR INSULATED
LOW-E GLASS - TYP. 4'-0" 4'-0" 4'-0" 2'-0" 4'-0" 6'-0"

ROOFTOP SOLAR
PANELS - TYP.

SILVER-GRAY

ALUMINUM

STOREFRONT
SASH - TYP.

SILVER ACM
PANELS - TYP. 2'-0" 26'-0"

PAINTED
CEMENT
PLASTER - TYP. 4'-0" 4'-0" 4'-0" 12'-0" 4'-0" 4'-0"

SILVER ACM
PANELS - TYP. 4'-0" 33'-6 1/2"

LIGHT GRAY PAINTED

CORRUGATED METAL

SIDING AND STEEL FRAME
PER F/A5.3 - TYP. 6'-6"5'-2 1/2" 3'-4" 2'-0 1/2"
T.O. SLAB +44.5'

SHOWROOM
ROOF T.O.SLAB
+46.8' HIGH

PARAPET
+52.2' STAIR

PARAPET
+38.5' HEAD

STOREFRONT
+19.5' F.F.

GROUND LEVEL 32'-8" 5'-4" 2'-4" 6'-0" 7'-8" 25'-0"
+31.5' UPPER

LEVEL FLOOR
+30.0' SALES

CEILING - NORTH
+28.5' SALES
CEILING - SOUTH 19'-0"
+41.5'
ROOF PARKING T.O.S.
(HIGHEST POINT)
+45.5'
T.O.PARAPET

LIGHT GRAY PAINTED

ROOFTOP SOLAR SHADE
STRUCTURE - TYP. 10'-0"

PAINTED

CONCRETE
BLOCK - TYP. 3'-0" 26'-0"

PAINTED

CONCRETE
BLOCK - TYP. 4'-0" 4'-0" 4'-0" 12'-0" 4'-0" 4'-0"

SILVER ACM
PANELS - TYP. 4'-0" 2'-0" 2'-0"
A
B
1 1 9 8'-0" MECH. ENCLOSURE - TYP. 12" MIN. MECH. SLAB 10'-8" STAIR PENTHOUSE 3'-8 7/8" (NORTH SIDE) SITE GRADES:

THIS SITE IS ESSENTIALLY LEVEL, SLOPING ROUGHLY 1 FOOT FROM SOUTH TO NORTH (OLD MIDDLEFIELD WAY). GENERAL GRADE
ELEVATIONS ARE AS FOLLOWS:

SIDEWALKS + PARKING PAVING - 19.0 SOUTH TO 18.0 NORTH.

BUILDING GROUND FLOOR - 19.5
PRIVACY WALL (SOUTH PROPERTY LINE) - 21.0 SE TO 20.0 SW JOG HEIGHT DIMENSIONS SHOWN ARE RELATIVE TO THE BUILDING (19.5) - SEE CIVIL PLANS + SECTIONS FOR PRECISE ELEVATIONS.

TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A5.2
SCALE: 1/2"=1'-0"

EXTERIOR DETAILS - SOUTH
F. SERVICE SHOP EAST

LOOKING NORTH

RAMP TO ROOF PARKING

ROOFTOP
INVENTORY 26'-0"

PAINTED CONCRETE

BLOCK PATTERN AND

COLOR PER ELEVATIONS
3'-11 7/8" VARIES 0" TO 22'-0"
H G 8 1
F. SERVICE SHOP SOUTH

LOOKING WEST
G. SERVICE SHOP WEST

LOOKING NORTH

SERVICE SHOP SERVICE SHOP

ROOFTOP

INVENTORY

COMPRESSOR / FLUIDS

PAINTED CONCRETE

BLOCK PATTERN AND

COLOR PER ELEVATIONS

PAINTED CONCRETE

BLOCK PATTERN AND

COLOR PER ELEVATIONS

PAINTED STEEL
AWNING - TYP.

GALVANIZED STEEL
HOGWIRE + FRAME
PLANTER LATTICE - TYP.

SEE SHEET A5.3
4'-0" (RAMP SOUTH) VARIES 4'-0" TO 22'-0" 6'-0" 26'-0" SLOPED - VARIES 6'-0" SOUTH TO 3'-8" NORTH 6'-8" 32'-8" 26'-0" SLOPED - VARIES 6'-0" SOUTH TO 3'-8" NORTH 6'-8"

PAINTED CONCRETE

BLOCK PATTERN AND

COLOR PER ELEVATIONS

PAINTED CONCRETE

BLOCK PATTERN AND

COLOR PER ELEVATIONS

GALVANIZED STEEL
HOGWIRE + FRAME
PLANTER LATTICE - TYP.

PV SOLAR PANELS - TYP. +44.5'

SHOWROOM
ROOF T.O.SLAB
+46.8' HIGH

PARAPET
+52.2' STAIR

PARAPET
+38.5' HEAD

STOREFRONT
+19.5' F.F.

GROUND LEVEL 32'-8" 5'-4" 2'-4" 6'-0" 7'-8" 25'-0"
+31.5' UPPER

LEVEL FLOOR
+30.0' SALES

CEILING - NORTH
+28.5' SALES
CEILING - SOUTH 19'-0"
+41.5'
ROOF PARKING T.O.S.
(HIGHEST POINT)
+45.5'
T.O.PARAPET
5'-9 1/8" (ROOF SOUTH)
17'-0" (SHOP CLEAR MIN. )
20'-2 7/8" (ROOF SLAB SOUTH )
SITE GRADES:

THIS SITE IS ESSENTIALLY LEVEL, SLOPING ROUGHLY 1 FOOT FROM SOUTH TO NORTH (OLD MIDDLEFIELD WAY). GENERAL GRADE
ELEVATIONS ARE AS FOLLOWS:

SIDEWALKS + PARKING PAVING - 19.0 SOUTH TO 18.0 NORTH.

BUILDING GROUND FLOOR - 19.5
PRIVACY WALL (SOUTH PROPERTY LINE) - 21.0 SE TO 20.0 SW JOG HEIGHT DIMENSIONS SHOWN ARE RELATIVE TO THE BUILDING (19.5) - SEE CIVIL PLANS + SECTIONS FOR PRECISE ELEVATIONS.

GALVANIZED STEEL HOG WIRE
PLANTER LATTICE - TYP.

HSS 2 X 6 PERIMETER

FRAME - WELDED W/HOT

DIPPED GALVANIZED FINISH
HSS 2 X 2 RAISED SILL -

WELDED W/HOT DIPPED

GALVANIZED FINISH
HSS 2 X 6 PERIMETER

FRAME - WELDED W/HOT

DIPPED GALVANIZED FINISH

BUILDING CONCRETE

BLOCK WALL

BUILDING CONCRETE

BLOCK WALL
14' X 14" SOIL PLANTER ON
GRADE

VINE PLANTS

VINE PLANTS
TWM Architects + Planners
1011 C Street, San Rafael, CA 94901
TEL 415-472-5770
FAX 415-472-5846
www.twmarchitects.com
23-101
2024
TWM NO:

COPYRIGHT

MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW
DATE: 10/03/2024 PLANNING (5)
2319 OLD MIDDLEFIELD WAY, MOUNTAIN VIEW, CA 94043
PL-2023-212
A5.3
SCALE: 1"=1'-0"
LATTICE + ROOF SCREEN DETAILS
A. LATTICE PLAN
C. LATTICE FRONT ELEVATION
B. LATTICE SIDE

ELEVATION / SECTION
D. IMAGE - CREEPING FIG
12'-6" TYP. (1 AT 7'-6") 8'-0"
6" 6" 1'-4"
14'-0"
1'-2"
+19.5' F.F.

GROUND LEVEL
+31.5' UPPER

LEVEL FLOOR
+30.0' SALES

CEILING - NORTH
+28.5' SALES

CEILING - SOUTH
F. ROOF SCREEN MATERIAL
SITE GRADES:

THIS SITE IS ESSENTIALLY LEVEL, SLOPING ROUGHLY 1 FOOT FROM SOUTH TO NORTH (OLD MIDDLEFIELD WAY). GENERAL GRADE
ELEVATIONS ARE AS FOLLOWS:

SIDEWALKS + PARKING PAVING - 19.0 SOUTH TO 18.0 NORTH.

BUILDING GROUND FLOOR - 19.5
PRIVACY WALL (SOUTH PROPERTY LINE) - 20.0 SE TO 19.5 SW JOG HEIGHT DIMENSIONS SHOWN ARE RELATIVE TO THE BUILDING (19.5) - SEE CIVIL PLANS + SECTIONS FOR PRECISE ELEVATIONS.

Note: The Drawings and Specifications and Ideas, Designs and Arrangements Represented Thereby are and Shall Remain the Property of the A merican Precast Concrete, Inc. and No Part Thereof Shall be Copied, Disclosed to Others or Used in Connection with any Work or Project other than the Specific Project for which they have been Prepared and Developed without the Written Consent of the A merican Precast Concrete, Inc.

Date: Scale:

Proj. Engr.:

Proj. Mngr.:

Revision:

Plan Check
2 3
4 5
6 7
17 July 2018
Revision DD Mon. YYYY
Revision DD Mon. YYYY
Revision DD Mon. YYYY
Revision DD Mon. YYYY
Revision DD Mon. YYYY
Revision DD Mon. YYYY 2246 Durfee Avenue, El Monte, CA 91732, (800) 691-7118 www.AmericanPrecast.com Apr 2, 20209:41:55 AM
Theses Specifications are not Job Specific - Additional Engineering Shall be Required. American Precast Concrete - Reserves the Rights to Change & Update Dimensions Without Notice.

FENCE FOUNDATION SUPPORT
Fence Post
Min. D Embedment Into Undisturbed
Natural Soil per Schedule
Fence Panel
Per Footing
Schedule
Per Footing
Schedule
Extend Post into Concrete
18" Min.

Preliminary - Schedule for 6' Tall fence
* Half of bars specified to be placed on each face of column. ** Based on Soils Report Minimum Requirements
CORNER/END POST (2) #4 3'-0" --

POST TYPE POST
REINF.
* PIER
REINF. PIER DEPTH **
18"
PIER DIAM.

LINE POST (4) #4 18" 3'-9" --

SPECIFICATIONS AND NOTES
GENERAL:

1. This project has been designed in accordance with the California Building Code, 2019 Edition.

2. Applied loads:
a. Wind Velocity (V) = 100 mph
b. Exposure: C
c. Velocity Pressure Exposure Coefficient (Kz) = 0.85
d. Wind Directionality Factor (Kd) = 0.85
e. Topographic Factor (Kzt) = 1.0
f. Wind Pressure P = 0.00256(Kz)(Kzt)(Kd)(V^2)(I)
P = 0.00256(0.85)(1.0)(0.85)(100)^2(1.0)
P = 18.50 psf
g. Working Design Stress: 33% Increase (1.33)
h. Seismic Design: Site Class D
i. Importance Factor (Ie) = 1.0

3. Screening wall is to be constructed entirely on the project property.

4. Color:
a. Post, Panels and Panel caps shall be integrally colored. b. Color shall be brown as approved by the on-site owner.

5. The contractor/owner is responsible for hiring a geotechnical engineer to determine if local soil conditions meet or exceed minimum soil properties shown on this plan.

6. Pier installation may encounter areas of granular, collapsing soils that may contain perched groundwater. Piers must be extended through soft and organic deposits to provide adequate lateral and vertical support.

Temporary casing may be necessary for the drilled pier installation operations to maintain the drilled shaft open through these soils during construction.

7. If the contractor finds any discrepancies between the site and these plans, he shall notify the engineer immediately.

8. Upon receipt of precast products at the job site, the Installation Team shall verify those products are free of cracks and defects prior to installation. Any precast products found to have defects shall be replaced.

9. Unless specifically noted otherwise, no surcharges may be placed behind a retaining wall within a horizontal distance that is equal to the retained height. Prohibited surcharges include staging of construction materials, vehicles, construction, compaction equipment, and vegetation.

10.Unless specifically noted otherwise, the wall and piers shall not be installed adjacent to hillsides, berms, retaining walls, or other areas that may affect the lateral bearing capacity of the piers. Contact the engineer prior to installation if such a condition exists.

CONCRETE:

1. Concrete Materials:
a. Concrete shall be normal weight concrete having sand and gravel or crushed stone aggregate. Mixed with ASTM-C150, type I or III portland cement to meet the minimum compressive strength as follows:
*Precast Panels & Posts have been designed for f`c of 2500 psi, therefore inspection is not required.
*Footings & Piers have been designed for f`c of 2500 psi, therefore inspection is not required. b. Water used for concrete shall be clean water and free from injurious amounts of oils, acids, alkalites, organic or other deleterious substances.

2. Concrete workmanship:
a. Fresh poured concrete shall be tamped in to place using steel rammer, slicing tools, or mechanical vibrator, until concrete is thoroughly compact and without void.
b. Excavation for footing shall be on undisturbed soil or to the depth noted on the drawings. Leave the bottom bearing surface clean and smooth. If footing excavations are made deeper than intended, only concrete shall be used for fill. Remove all loose material from excavations prior to concrete pour.

3. All aggregates shall conform to ASTM C33. Maximum aggregate sizes:
a. Footings: 1-1/2"
b. All other work: 3/4"

4. The Owner recognizes his or her obligation to ensure that the construction complies with the approved permit documents and to implement this program of special inspections. In partial fulfillment of these obligations, the Owner will retain and directly pay for the Special Inspections as required in the Governing Building Code, Section 1704.2.

SOILS:

1. Footing size is based on the following minimum soil properties:
a. Soil Compaction ******* 95
b. Density ******* 110 pcf
c. Bearing Capacity (Total Load + W/E) ******* 1500 psf d. Friction Resistance ****** 0.25
e. Lateral Bearing ******* 100 psf/ft of depth
f. Active Pressure ******* 40 pcf
Soils values per geologic/geotechnical report (or "soils report") by LGC Geotechnical, Inc., Project No. 19067-01, dated July 12, 2019.

This report and all recommendations contained therein are to be considered a part of these plans.

FILL:

1. All design criteria based on construction on natural ground. Screenwall not to be constructed on berms or fill dirt.

REINFORCEMENTS:

1. Reinforcing material:
a. Deformed type bars shall conform to ASTM-A 615, Grade 60 placed as shown on the drawings.
b. Steel reinforcing wire shall meet U.S. Steel Wire gauge, ASTM-A 82. fy = 70,000 psi min galvanized.
c. All ties and stirrups shall conform to the of ASTM-A 615, grade 40. d. All wire mesh shall be galvanized with the gauge and spacing per plan. The smaller spacing shall be placed in the horizontal direction.

2. Reinforcing workmanship:
a. Reinforcement steel shall be fabricated in accordance with the CRSI Standard Detail. Reinforcing bars shall be cold-bent only.

Use of heat to bend reinforcement steel shall be cause for rejection.
b. Reinforcement steel bars and wire fabric shall be thoroughly cleaned before placing and again before the concrete is placed.

Shall be accurately positioned and secured in place. No brick of porous materials may be used to support the steel off the ground. c. Install all reinforcement with the following clearance between reinforcing steel and face of concrete:

1. Footing, pier or beam bottom (3")

2. Earth-formed pier or beam side (2")

3. Formed footing, pier or beam sides, exposed (1")

4. Precast exposed to weather: panels (3/4"), posts (1-1/4") d. Splices within continuous unscheduled reinforcing steel shall have a minimum lap of 30 bar diameters.

Elements f'c (28 days) Slump Max w/c Ratio Insp. Req'd? Precast Panels & Posts 3000 psi 5" 0.55 No*
Footings & Piers 3000 psi 5" 0.60 No*

SEISMIC DESIGN BASIS
Seismic Design Category E
Seismic Factors
Importance Factor, Ie 1.00
Design Base Shear
SS / S1
SDS / SD1

1.25 V = 0.889W
Risk Category II
Site Class D
Resisting System: Ground Supported
Cantilever Fence
Analysis Procedure: Eqv. Lateral Force
(ASCE 7-16, T. 15.4-2)

1.666 / 0.767

1.111 / 0.869
Response Mod.

Coefficient, R

FENCE FOUNDATION SUPPORT
Fence Post
Min. D Embedment Into Undisturbed
Natural Soil per Schedule
Fence Panel
Per Footing
Schedule
Per Footing
Schedule
Vert. Reinf. per
Schedule
#3 Ties @ 18" o.c.

Double Ties
Vertical Bars
per Schedule
#3 Ties @ 18" o.c.

Where Reinf. is
Required per Schedule
Dbl. Ties @ T&B of
Post as Shown
3" Clr. Extend Post into Concrete
18" Min.

Woodcrete
1 1/4" DIA. SCH. 40 PVC

PANEL SUPPORT
(CONC. FILLED)
TYP. AT EACH PANEL

END POST LINE POST

LINE POST

END POST LINE POST

FINISHED GRADE

LINE POST PANEL

TYPICAL PIER - BELOW
5'-0" 5'-0" 5'-0" 5'-0"

ELEVATION - SCREENING WALL AND PIERS
Pier Depth - Ref:Section Detail Fence Height Above Grade

CAP - SECTION

END POST LINE POST CORNER POST

END PANEL - SECTION
3 3/4"
2"
1"x2" Groove
#3 Reinforcing
Bar, Cont.
(2) #3 Bars T&B w/
5x12, 9 Gauge Welded Mesh
1"
1'-0"
2 1/4"
3/4"x1 3/8" Groove
5/8"x3/4" Tongue

TOP VIEW-CAP

STANDARD PANEL

PANEL CAP
56 -3/4"
1'- 0"
56 -3/4"
1 1/2"
1"
4"

ELEVATION-CAP

END POST LINE POST CORNER POST
Rebar per Sched.
3/4" Clr
Typ
1 1/4" 2-1/2" 1 1/4"
2" 2" 1-1/2"
5"
5 1/2"
Rebar per Sched. Rebar per Sched.

MID-WALL PANEL - SECTION
5x12, 9 Gauge Welded Mesh
1"
1'-0"
2 1/4"
3/4"x1 3/8" Groove
5/8"x3/4" Tongue
1 3/4"
8 Ga. Ties Spacing
per Sched. Hook
Around Ea. Vert. Bar.
8 Ga. Ties Spacing
per Sched. Hook
Around Ea. Vert. Bar.
8 Ga. Ties Spacing
per Sched. Hook
Around Ea. Vert. Bar.

TWM NO: 23-101
ANNING (3
A .4
5 Preliminary - Schedule for 8' Tall fence
* Half of bars specified to be placed on each face of column. ** Based on Soils Report Minimum Requirements
CORNER/END POST (4) #4 4'-0" (6) #5

POST TYPE POST
REINF.
* PIER
REINF. PIER DEPTH **
18"
PIER DIAM.

LINE POST (4) #5 18" 4'-9" (6) #5

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]

MACNAIR MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW OLD MIDDLEFIELD WAY MOUNTAIN VIEW, CA DATE:

MLA JOB #:

SCALE:

DRAWN:
2023-14
1" = 20'
DM
L1
SHEET L1 OF 9 ILLUSTRATIVE SITE PLAN
9/26/24
C2024 MACNAIR LANDSCAPE ARCHITECTURE, NOT FOR
GENERAL USE OR PUBLICATION, ALL RIGHTS RESERVED.

THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF MACNAIR LANDSCAPE ARCHITECTURE. MACNAIR

LANDSCAPE ARCHITECTURE IS NOT RESPONSIBLE FOR THE ACCURACY OF ANY PLANS OR SURVEYS NOT DIRECTLY PREPARED BY THEM. SITE DIMENSIONS, GRADES, WATER

PRESSURES AND GENERAL CONDITIONS SHALL BE VERIFIED
PRIOR TO BEGINNING OF ANY WORK ON SITE. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]

MACNAIR
NO. 2800
EXP. 8/31/25
23-14 Magnussen Base 6th Submittal 090924.vwx
REV NO. DATE DESCRIPTION
A 5/9/24 Planning 3 Submittal
B 7/18/24 Planning 4 Submittal
C 8/20/24 Planning 5 Submittal
D 9/26/24 Planning 6 Submittal
X
X X
ELEV.

JANITOR
RETAIL
EXIT
ELEV
MACH.
8' WIDE

PARTS DOOR

PARTS HOLDING
PARTS
UP

EAST STAIR

WEST STAIR
SALES 5
SALES 3 SALES 4
SALES 1
F+I 1

BUSINESS

DEVELOPMENT
LOUNGE

PARTS RENTAL

ADVISORS

SERVICE MGR PARTS MGR PARTS COUNTER

CASHIER
SALES 2

SERVICE BDC

UP RAMP
X X X

X X X XX
COMPRESSOR + FLUIDS
TOOLS + TIRES

ELECTRICAL
(MPOE)
27 SERVICE LIFTS INC

ALIGNMENT
8% 16% TECH MENS
TECH
WOMENS
EXIT
EXIT
F+I 2
SALES

MANAGERS
F+I 3
WOMEN
MEN

WORKROOM

OR STORAGE
CAFE
GM

VEHICLE LOADING

ALARMED
EXIT

SECURE EXIT

CORRIDOR

FREIGHT LIFT
X
X X
X

SECURED
EXIT

SECURED
EXIT

SECURED
EXIT

UPPER LEVEL

EGRESS STAIR
TRASH
+ RECYCLING
8'-0"

BICYCLE LOCKERS
(UNDER RAMP)

RECYCLED
WATER
EQPT. RM.

RECYCLED WATER

EQUIPMENT ROOM
(BREAK TANK +

AIR-GAPPED POTABLE

WATER BACKUP)

ALARMED
EXIT
STOR.

X
X X
X X X

X X X XX
X
X X
X
8'-0"

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

VAN ACCESSIBLE EV CHARGING
ONLY

EV CHARGING
ONLY

VAN ACCESSIBLE
X

X X X X X X X X
X

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X X X X X X X X X X
CTV
12 7 6
5 4
3 2
31 29
26 25
2 4 '- 1 "
1 6 '- 0 "
4 '- 0 "
4 '- 0 " ' 8 '- 6 "
28 2 5 '- 0 "

EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE
12 31
29 OLD MIDDLEFIELD WAY

INDEPENDENCE AVENUE

ILLUSTRATIVE SITE PLAN
Scale: 1" = 20'-0"

CITY STREET TREES

DECORATIVE CONCRETE PAVING AT
PORTAL

DECORATIVE STAMPED

CONCRETE AT ENTRIES

SERVICE AND EMPLOYEE

PARKING
7' TALL CONCRETE

SOUND WALL

EMPLOYEE BREAK AREA

CUSTOMER PARKING

VINE COVERED LATTICE,

TYPICAL

ACCENT TREES AT ENTRY, TYPICAL
7' TALL CONCRETE SOUND
WALL

COLUMNAR ACCENT TREES, TYPICAL

BIORETENTION AREA

BIORETENTION AREAS

TRANSPLANTED CRAPE

MYRTLE, TYPICAL OF TWO

EXISTING BRADFORD PEARS TO

REMAIN, TYPICAL OF FOUR

PARKWAY STRIP

BIORETENTION AREA

REDWOODS TO REMAIN, TYPICAL

OF FIVE

REDWOOD TO REMAIN
0 20 40 FT

PEDESTRIAN TRIANGLE OF

SAFETY, TYPICAL

VEHICULAR TRIANGLE OF

SAFETY, TYPICAL

PEDESTRIAN TRIANGLE OF

SAFETY, TYPICAL

VEHICULAR TRIANGLE OF

SAFETY, TYPICAL

ALL LANDSCAPE AREAS ARE TO BE

BORDERED WITH A CONCRETE CURB SIX
(6) INCHES HIGH AND SIX (6) INCHES

WIDE, TYPICAL TO ALL LANDSCAPE
AREAS.

SERVICE AND EMPLOYEE

PARKING

BROADLEAF EVERGREEN

TREES (ISLAND OAK,

TYPICAL OF SIX)

BIKE RACK

RECYCLED WATER

EQUIPMENT ROOM

BIKE LOCKERS

TRASH & RECYCLING
TOTAL LANDSCAPE AREA = 17,412 SF±

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]

MACNAIR MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW OLD MIDDLEFIELD WAY MOUNTAIN VIEW, CA DATE:

MLA JOB #:

SCALE:

DRAWN:
2023-14
1" = 20'
DM
L2.1
SHEET L2.1 OF 9 PRELIMINARY IRRIGATION PLAN IRRIGATION PLAN 9/26/24
C2024 MACNAIR LANDSCAPE ARCHITECTURE, NOT FOR
GENERAL USE OR PUBLICATION, ALL RIGHTS RESERVED.

THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF MACNAIR LANDSCAPE ARCHITECTURE. MACNAIR

LANDSCAPE ARCHITECTURE IS NOT RESPONSIBLE FOR THE ACCURACY OF ANY PLANS OR SURVEYS NOT DIRECTLY PREPARED BY THEM. SITE DIMENSIONS, GRADES, WATER

PRESSURES AND GENERAL CONDITIONS SHALL BE VERIFIED
PRIOR TO BEGINNING OF ANY WORK ON SITE. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]

MACNAIR
NO. 2800
EXP. 8/31/25
23-14 Magnussen Base 6th Submittal 090924.vwx
REV NO. DATE DESCRIPTION
A 5/9/24 Planning 3 Submittal
B 7/18/24 Planning 4 Submittal
C 8/20/24 Planning 5 Submittal
D 9/26/24 Planning 6 Submittal

PRELIMINARY IRRIGATION KEYNOTES

1. 2.

3. 4.

5. 6.

7. 8.

9. 10.

11. 12.

CROSS HATCHED AREAS INDICATE BIORETENTION

WITH ECOMAT
INSTALL DRIPLINE 3" BELOW GRADE IN ALL PLANTING
AREAS AT 18" OC TYPICAL; ALL DRIPLINE SHALL BE

INSTALLED PARALLEL GENERALLY FOLLOWING
CONTOURS. HOLD DRIPLINE BACK FROM EDGE 6".

TREE BUBBLERS, TWO PER TREE , TYPICAL. ONE

ABOVE GRADE STREAM BUBBLER AND ONE

SUB-SUFACE BUBBLER
ECO-MAT: INSTALL 4" BELOW GRADE IN SOIL MEDIUM

TREE AREA IS CALCULATED AT A WETTED DIAMETER
OF 6 FT. OR EQUIVALENT AREA. THE SAME AREA IS

REMOVED FROM THE HYDROZONE BELOW THE TREE

AND THE HIGHER WATER USE IS APPLIED IN THE ETWU
CALCULATION.

TYPICAL IRRIGATION SLEEVE BENEATH PAVEMENT;
SIZE SLEEVE TO CONTAIN PIPE AND WIRE PER DETAIL;
MINIMUM SIZE NO LESS THAN 3" DIAMETER
IRRIGATION LAYOUT IS DIAGRAMMATIC. INSTALL ALL

MAIN LINE, LATERALS AND CONTROL WIRE IN
LANDSCAPE AREAS. DO NOT INSTALL IN PUBLIC RIGHT
OF WAY. WHEN LAYOUT REQUIRES INSTALLATION

UNDER PAVING, USE IRRIGATION SLEEVES PER DETAIL
SHEET L-3.

IRRIGATION MAIN LINE

IRRIGATION LATERAL

POC AT DEDICATED IRRIGATION RECLAIMED WATER
METER; REFER TO CIVIL DRAWINGS
CONTROLLER LOCATION: PEDESTAL MOUNT; SUBJECT

TO OWNER APPROVAL

SOLAR SYNC SENSOR, ROOF MOUNT WITH CLEAR

ACCESS TO SKY

BIORETENTION AREAS

SUPPLEMENTAL TEMPORARY IRRIGATION

CONTRACTOR SHALL BE RESPONSIBLE FOR TEMPORARY SUPPLEMENTAL IRRIGATION OF ALL BIO-RETENTION AREAS THROUGH THE SOD OR PLANT ESTABLISHMENT PERIOD. METHOD OF

IRRIGATION APPLICATION IS DISCRETIONARY AND MAY INCLUDE HAND WATERING OR INSTALLATION OF A TEMPORARY, ABOVE GRADE OVERHEAD SPRAY CIRCUIT. ANY REPLACEMENT NECESSARY FOR LOSS

OR DAMAGE TO SOD OR PLANTS DUE TO LACK OF WATER SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR AT CONTRACTOR'S EXPENSE.

IRRIGATION LEGEND

SYMBOL EQUIPMENT MANUFACTURER MODEL REMARKS
Root Waterinmg System Hunter RZWS-18-25-CV PROS-00
Hunter Micro Spray Hunter 4H PROS-06-PRS30-CV
Landscape Dripline Rain Bird XFS-06-12
Eco-Mat Hunter
Poly to PVC Header See Detail G/L3
SEE DETAIL Automatic Line Flush Valve Hunter AFV-T Install in 6" Valve Box @ end of circuit SEE DETAIL Air Relief Valve Hunter AVR-075 Install in 6" Valve Box @ high point(s) of circuit Drip Zone Control Valve Hunter ICZ-101-25
Control Valve Hunter ICV-101G-AS-ADJ
Hunter ICV 1" Master Valve Hunter ICV-101G
1" Watts Reduced Pressure Backflow Preventer Watts LF009M2-PC-QT 1 Required Flow Sensor CST ELF-T10-N01
Backflow Preventer Enclosure Le Muer BF 18" X 30" X 30" Install Per Manufacturer's Specs Metal Controller Pedestal Hunter ICC-PED-SS Verify location with owner Irrigation Controller Hunter I2C-800-SS Final location subject to owner approval Cellular Communication Module Hunter CELL-KIT Required for flow sensing capability.

EZ Decoder Output Module-2 wire up to 54 Stations Hunter EZ-DM Install in #1 slot for two wire, next available slot for Hybrid.

EZ Decoder - 1 Station Hunter EZ-1 Quantity as needed
Solar Sync Weather Sensor Hunter WSS-SEN Roof mount with clear view of sky Mainline PVC Sch 40
Lateral PVC Sch 40
Irrigation Sleeves PVC Schedule 40 Size by pipe load; 2" PVC minimum Valve Station and Sequence
Valve Size
Gallons Per Minute
IRRIGATION SYSTEM SHALL BE RECYCLED WATER READY. RECYCLED

WATER IRRIGATION SYSTEMS REQUIRE CITY APPROVED REDUCED

PRESSURE BACKFLOW PREVENTER, PURPLE PIPE, MINIMUM SEPARATION FROM POTABLE LINES AND A PRESSURE REGULATING VALVE.

IRRIGATION POC

SCHEMATIC

IRRIGATION MAIN

TO VALVES

REDUCED PRESSURE

BACKFLOW PREVENTER

IRRIGATION METER

PRESSURE REGULATOR
(OPTIONAL)
M

FS FLOW SENSOR
MV

IRRIGATION

MASTER VALVE
X
X X
ELEV.

JANITOR
RETAIL
EXIT
ELEV
MACH.
8' WIDE

PARTS DOOR

PARTS HOLDING
PARTS
UP

EAST STAIR

WEST STAIR
SALES 5
SALES 3 SALES 4
SALES 1
F+I 1

BUSINESS

DEVELOPMENT
LOUNGE

PARTS RENTAL

ADVISORS

SERVICE MGR PARTS MGR PARTS COUNTER

CASHIER
SALES 2

SERVICE BDC

UP RAMP
X X X

X X X XX
COMPRESSOR + FLUIDS
TOOLS + TIRES

ELECTRICAL
(MPOE)
27 SERVICE LIFTS INC

ALIGNMENT
8% 16% TECH MENS
TECH
WOMENS
EXIT
EXIT
F+I 2
SALES

MANAGERS
F+I 3
WOMEN
MEN

WORKROOM

OR STORAGE
CAFE
GM

VEHICLE LOADING

ALARMED
EXIT

SECURE EXIT

CORRIDOR

FREIGHT LIFT
X
X X
X

SECURED
EXIT

SECURED
EXIT

SECURED
EXIT

UPPER LEVEL

EGRESS STAIR
TRASH
+ RECYCLING
8'-0"

BICYCLE LOCKERS
(UNDER RAMP)

RECYCLED
WATER
EQPT. RM.

RECYCLED WATER

EQUIPMENT ROOM
(BREAK TANK +

AIR-GAPPED POTABLE

WATER BACKUP)

ALARMED
EXIT
STOR.

X
X X
X X X

X X X XX
X
X X
X
8'-0"

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

VAN ACCESSIBLE EV CHARGING
ONLY

EV CHARGING
ONLY

VAN ACCESSIBLE
X

X X X X X X X X
X

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X X X X X X X X X X
CTV
12 7 6
5 4
3 2
31 29
26 25
2 4 '- 1 "
1 6 '- 0 "
4 '- 0 "
4 '- 0 " ' 8 '- 6 "
28 2 5 '- 0 "
EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE 12
31 29
1 2
3 4
5 1
1 1
1 1
1 6
7 8
9 10
7 8
1 1
1 4
7 7
11 12
SDSD
SD

SD SD SD SD SD SD

SD SD SD SD SD SD SD SD
SD
SS SS

W W W W W W W
W
W
W
W

W W W W W
SD

SS SS SS SS
SS SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD

SD SD SD SD SD SD SD SD SD SD
SD
FS
MV
C
PED
SS

PRELMINARY IRRIGATION PLAN
Scale: 1" = 20'-0"
2E
1"

1.3 gpm
Drip Zone Control Valve
3D
1"

14.2 gpm
Drip Zone Control Valve
4B
1"

8.5 gpm
Control Valve
5D
1"

2.4 gpm
Drip Zone Control Valve
6D
1"

8.6 gpm
Drip Zone Control Valve
7B
1"

34.0 gpm
Control Valve
8D
1"

14.4 gpm
Drip Zone Control Valve
9E
1"

8.8 gpm
Drip Zone Control Valve
10B
1"

42.5 gpm
Control Valve
12D
1"

6.6 gpm
Drip Zone Control Valve
14B
1"

17.0 gpm
Control Valve
13D
1"

11.0 gpm
Drip Zone Control Valve
15E
1"

14.1 gpm
Drip Zone Control Valve

OLD MIDDLEFIELD WAY

INDEPENDENCE AVENUE
1B
1"

34.0 gpm
Control Valve
18D
1"

8.0 gpm
Drip Zone Control Valve
16D
1"

4.4 gpm
Drip Zone Control Valve
11B
1"

46.8 gpm
Control Valve

TRANSFORMER
0 20 40 FT
17D
1"

11.5 gpm
Drip Zone Control Valve
TOTAL LANDSCAPE AREA = 17,412 SF±
THESE DRAWINGS COMPLY WITH THE CRITERIA OF THE ORDINANCE.

ORDINANCE REQUIREMENTS HAVE BEEN APPLIED FOR THE EFFICIENT

USE OF WATER IN THE IRRIGATION DESIGN PLAN AND THE LANDSCAPE DESIGN PLAN.”
U.S.A NOTE

IT IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO BE FAMILIAR WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, STRUCTURES, AND UTILITIES. THE IRRIGATION

CONTRACTOR SHALL EXERCISE EXTREME CARE, AND BE RESPONSIBLE FOR ANY DAMAGE IN EXCAVATING AND WORKING NEAR UTILITIES. THE LANDSCAPE CONTRACTOR SHALL

COORDINATE ALL WORK WITH THE OTHER SUB-CONTRACTORS FOR THE LOCATION OF

UTILITIES AND THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER ROADWAYS, AND NEAR STRUCTURES. PRIOR TO CONSTRUCTION, CONTACT ALL APPLICABLE AGENCIES AND U.S.A. AT 1-800-642-2444 OR 1-800-227-2600 TO FIELD LOCATE ALL EXISTING UTILITIES.

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]

MACNAIR MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW OLD MIDDLEFIELD WAY MOUNTAIN VIEW, CA DATE:

MLA JOB #:

SCALE:

DRAWN:
2023-14
1" = 20'
DM
L2.2
SHEET L2.2 OF 9 IRRIGATION HYDROZONES IRRIGATION PLAN
9/26/24
C2024 MACNAIR LANDSCAPE ARCHITECTURE, NOT FOR
GENERAL USE OR PUBLICATION, ALL RIGHTS RESERVED.

THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF MACNAIR LANDSCAPE ARCHITECTURE. MACNAIR

LANDSCAPE ARCHITECTURE IS NOT RESPONSIBLE FOR THE ACCURACY OF ANY PLANS OR SURVEYS NOT DIRECTLY PREPARED BY THEM. SITE DIMENSIONS, GRADES, WATER

PRESSURES AND GENERAL CONDITIONS SHALL BE VERIFIED
PRIOR TO BEGINNING OF ANY WORK ON SITE. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]

MACNAIR
NO. 2800
EXP. 8/31/25
23-14 Magnussen Base 6th Submittal 090924.vwx
REV NO. DATE DESCRIPTION
A 5/9/24 Planning 3 Submittal
B 7/18/24 Planning 4 Submittal
C 8/20/24 Planning 5 Submittal
D 9/26/24 Planning 6 Submittal

DETAIL HYDROZONE TABLE
Name Method Water Use Water Use Value Hydrozone Area in SF % of Landscape 1B Root Watering System Low 0.3 226.18 sf 1.3%
2E Eco-Mat Low 0.3 150.00 sf 0.9%
3D Sub-Surface Dripline Low 0.3 2,826.08 sf 16.2%
4B Root Watering System Low 0.3 56.54 sf 0.3%
5D Sub-Surface Dripline Moderate 0.6 162.87 sf 0.9%
6D Sub-Surface Dripline Low 0.3 1,225.92 sf 7.0%
7B Root Watering System Low 0.3 226.17 sf 1.3%
8D Sub-Surface Dripline Low 0.3 2,198.05 sf 12.6%
9E Eco-Mat Low 0.3 1,024.37 sf 5.9%
10B Root Watering System Moderate 0.5 310.99 sf 1.8%
11B Root Watering System Low 0.3 265.59 sf 1.5%
12D Sub-Surface Dripline Low 0.3 1,197.70 sf 6.9%
13D Sub-Surface Dripline Low 0.3 1,897.56 sf 10.9%
14B Root Watering System Moderate 0.6 113.09 sf 0.6%
15E Eco-Mat Low 0.3 1,700.13 sf 9.8%
16D Sub-Surface Dripline Moderate 0.6 988.79 sf 5.7%
17E Eco-Mat Low 0.3 1,323.21 sf 7.6%
18D Sub-Surface Dripline Moderate 0.6 1,518.76 sf 8.7%
17,412.02 sf 100.0%

SUMMARY HYDROZONE TABLE
Plant Type Water Use By Area % of Landscape
Very Low 0.00 0%
Low 14,317.51 82%
Moderate 3,094.51 18%
High 0.00 0%
Total 17,412.02 100%

PRECIPITATION RATES BY VALVE
Valve ID Hydrozone Area Flow in GPM
Precipitation
Rate in Inches
Per Hour
1B 226.18 34.0 GPM 14.47
2E 150.00 1.3 GPM 0.82
3D 2,826.08 14.2 GPM 0.48
4B 56.54 8.5 GPM 14.47
5D 162.87 2.4 GPM 1.42
6D 1,225.92 8.6 GPM 0.68
7B 226.17 34.0 GPM 14.47
8D 2,198.05 14.4 GPM 0.63
9E 1,024.37 8.8 GPM 0.82
10B 310.99 42.5 GPM 13.15
11B 265.59 46.8 GPM 16.94
12D 1,197.70 6.6 GPM 0.53
13D 1,897.56 11.0 GPM 0.56
14B 113.09 17.0 GPM 14.47
15E 1,700.13 14.1 GPM 0.80
16D 988.79 4.4 GPM 0.43
17D 1,323.21 11.5 GPM 0.84
18D 1,518.76 8.0 GPM 0.51

MAWA AND ETWU CALCULATIONS
1) Maximum Applied Water Allowance (MAWA)
MAWA = (ETo) (0.62) [(0.55 X LA) + (0.45 X SLA)]
Where:

ETo = Annual Net Reference Evapotranspiration (Inches)

0.45 = ET Adjustment Factor (Commercial)

0.55 = ET Adjustment Factor (Residential)
LA = Landscaped Area (square feet)

0.62 = Conversion factor (to gallons per square foot)
SLA = Portion of the landscape area identified as Special Landscape Area (square feet)

0.45 = the additional ET adjustment factor for Special Landscape Area (1.0 - 0.55 = 0.45) (Commercial)

0.55 = the additional ET adjustment factor for Special Landscape Area (1.0 - 0.45 = 0.55) (Residential) Commercial (C) or Residential (R) C
A) Net Evapotranspiration
Local Reference ETo 43.00
B) Adjusted Landscape Area Calculation
17,412 sf X 0.45 = 7,835.42 sf
(Landscape Area) Adjustment Factor

0.00 sf X 0.55 = 0.00 sf
(Special Landscape Area) Adjustment Factor
Sum of Adjusted Landscape Area = 7,835.42 sf
MAWA= 43 X .62 X 7,835 sf = 208,892 gal/yr
2) Estimated Total Water Use (ETWU)
A) Net Evapotranspiration Calculation
Local Reference ETo 43.00
B) Adjusted Landscape Area Calculation

0.00 sf X .1 0.00 sf
Very Low Water Use
14,318 sf X .3 4,295.25 sf
Low Water Use
3,095 sf X .5 1,856.70 sf
Moderate Water Use

0.00 sf X .8 0.00 sf
High Water Use
Sum of Adjusted Landscape Area = 6,151.96 sf
ETWU = 43.00 X .62 X 6,151.96 sf / 0.81 = 205,014 gal/yr Irrigation Efficiency Factor
Square Footage of Landscape on Drip 17,412.04 sf
Square Footage of Landscape on Spray 0.00 sf
Total Square Footage of Landscape 17,412.04 sf
Adjusted Irrigation Efficiency Factor 0.81

HYDROZONE KEYNOTES

1. 2.

3. 4.

5. CROSS HATCHED AREAS INDICATE BIORETENTION WITH
ECOMAT
TREE HYDROZONE, 6' WETTED DIAMETER OR EQUIVALENT
(28.26 SF) PER TREE
GREEN AREA DESIGNATES "LOW WATER USE" PLANT

SPECIES
YELLOW AREA DESIGNATES "MODERATE WATER USE"

PLANT SPECIES

TREE HYDROZONES TO BE IRRIGATED INDEPENDENTLY

FROM SHRUB AND GROUNDCOVER AREAS AND SHALL BE
ON INDIVIDUAL CIRCUITS BASED ON WATER USE.

X
X X
ELEV.

JANITOR
RETAIL
EXIT
ELEV
MACH.
8' WIDE

PARTS DOOR

PARTS HOLDING
PARTS
UP

EAST STAIR

WEST STAIR
SALES 5
SALES 3 SALES 4
SALES 1
F+I 1

BUSINESS

DEVELOPMENT
LOUNGE

PARTS RENTAL

ADVISORS

SERVICE MGR PARTS MGR PARTS COUNTER

CASHIER
SALES 2

SERVICE BDC

UP RAMP
X X X

X X X XX
COMPRESSOR + FLUIDS
TOOLS + TIRES

ELECTRICAL
(MPOE)
27 SERVICE LIFTS INC

ALIGNMENT
8% 16% TECH MENS
TECH
WOMENS
EXIT
EXIT
F+I 2
SALES

MANAGERS
F+I 3
WOMEN
MEN

WORKROOM

OR STORAGE
CAFE
GM

VEHICLE LOADING

ALARMED
EXIT

SECURE EXIT

CORRIDOR

FREIGHT LIFT
X
X X
X

SECURED
EXIT

SECURED
EXIT

SECURED
EXIT

UPPER LEVEL

EGRESS STAIR
TRASH
+ RECYCLING
8'-0"

BICYCLE LOCKERS
(UNDER RAMP)

RECYCLED
WATER
EQPT. RM.

RECYCLED WATER

EQUIPMENT ROOM
(BREAK TANK +

AIR-GAPPED POTABLE

WATER BACKUP)

ALARMED
EXIT
STOR.

X
X X
X X X

X X X XX
X
X X
X
8'-0"

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

VAN ACCESSIBLE EV CHARGING
ONLY

EV CHARGING
ONLY

VAN ACCESSIBLE
X

X X X X X X X X
X

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X X X X X X X X X X
CTV
12 7 6
5 4
3 2
31 29
26 25
2 4 '- 1 "
1 6 '- 0 "
4 '- 0 "
4 '- 0 "' 8 '- 6 "
28 2 5 '- 0 "
EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE 12
31 29

OLD MIDDLEFIELD WAY

INDEPENDENCE AVENUE
1 2
2 4
1 5
3 2
4 4
4 4
1 1
3 3

IRRIGATION HYDROZONES
Scale: 1" = 20'-0"

PV CANOPY

PV CANOPY PV CANOPY

OUTDOOR

EMPLOYEE
AREA
0 20 40 FT

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]

MACNAIR MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW OLD MIDDLEFIELD WAY MOUNTAIN VIEW, CA DATE:

MLA JOB #:

SCALE:

DRAWN:
2023-14
1" = 20'
DM
L3.1
SHEET L3.1 OF 9 PRELIMINARY PLANTING PLAN
9/26/24
C2024 MACNAIR LANDSCAPE ARCHITECTURE, NOT FOR
GENERAL USE OR PUBLICATION, ALL RIGHTS RESERVED.

THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF MACNAIR LANDSCAPE ARCHITECTURE. MACNAIR

LANDSCAPE ARCHITECTURE IS NOT RESPONSIBLE FOR THE ACCURACY OF ANY PLANS OR SURVEYS NOT DIRECTLY PREPARED BY THEM. SITE DIMENSIONS, GRADES, WATER

PRESSURES AND GENERAL CONDITIONS SHALL BE VERIFIED
PRIOR TO BEGINNING OF ANY WORK ON SITE. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected]

MACNAIR
NO. 2800
EXP. 8/31/25
23-14 Magnussen Base 6th Submittal 090924.vwx
REV NO. DATE DESCRIPTION
A 5/9/24 Planning 3 Submittal
B 7/18/24 Planning 4 Submittal
C 8/20/24 Planning 5 Submittal
D 9/26/24 Planning 6 Submittal
X

X X X X X X X X
X

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X X X X X X X X X X
CTV
12 7 6
5 4
3 2
31 29
26 25
2 4 '- 1 "
1 6 '- 0 "
4 '- 0 "
4 '- 0 " ' 8 '- 6 "
28 2 5 '- 0 "
EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE 12
31 29
X
X X
ELEV.

JANITOR
RETAIL
EXIT
ELEV
MACH.
8' WIDE

PARTS DOOR

PARTS HOLDING
PARTS
UP

EAST STAIR

WEST STAIR
SALES 5
SALES 3 SALES 4
SALES 1
F+I 1

BUSINESS

DEVELOPMENT
LOUNGE

PARTS RENTAL

ADVISORS

SERVICE MGR PARTS MGR PARTS COUNTER

CASHIER
SALES 2

SERVICE BDC

UP RAMP
X X X

X X X XX
COMPRESSOR + FLUIDS
TOOLS + TIRES

ELECTRICAL
(MPOE)
27 SERVICE LIFTS INC

ALIGNMENT
8% 16% TECH MENS
TECH
WOMENS
EXIT
EXIT
F+I 2
SALES

MANAGERS
F+I 3
WOMEN
MEN

WORKROOM

OR STORAGE
CAFE
GM

VEHICLE LOADING

ALARMED
EXIT

SECURE EXIT

CORRIDOR

FREIGHT LIFT
X
X X
X

SECURED
EXIT

SECURED
EXIT

SECURED
EXIT

UPPER LEVEL

EGRESS STAIR
TRASH
+ RECYCLING
8'-0"

BICYCLE LOCKERS
(UNDER RAMP)

RECYCLED
WATER
EQPT. RM.

RECYCLED WATER

EQUIPMENT ROOM
(BREAK TANK +

AIR-GAPPED POTABLE

WATER BACKUP)

ALARMED
EXIT
STOR.

X
X X
X X X

X X X XX
X
X X
X
8'-0"

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

EV CHARGING
ONLY

VAN ACCESSIBLE EV CHARGING
ONLY

EV CHARGING
ONLY

VAN ACCESSIBLE
1 2
3 4
5 OLD MIDDLEFIELD WAY

INDEPENDENCE AVENUE

PRELIMINARY PLANTING PLAN
Scale: 1" = 20'-0"
1 ARA 4
RIC
20 AED
5 ACO
17 LLB
4 CRH
11 LCK
10 PTW
Bioretention Area
- Carex divulsa
- Juncus patens
- Iris douglasiana
- Sisyrinchium bellum
Bioretention Area-2
- Carex divulsa
- Juncus patens
- Iris douglasiana
- Sisyrinchium bellum
Landscape Area-6
- Carex divulsa
- Juncus patens
- Iris douglasiana
- Sisyrinchium bellum
Bioretention Area-1
- Carex divulsa
- Juncus patens
- Iris douglasiana
- Sisyrinchium bellum
Bioretention Area
- Carex divulsa
- Juncus patens
- Iris douglasiana
- Sisyrinchium bellum
Bioretention Area
- Carex divulsa
- Juncus patens
- Iris douglasiana
- Sisyrinchium bellum
Bioretention Area
- Carex divulsa
- Juncus patens
- Iris douglasiana
- Sisyrinchium bellum
16 MDU
20 LCK
1 COC
2 CRE
2 LAG
44 LLB
4 CRH
1 COC
50 BGB
4 ARA
5 RIC
20 BGB
15 LLB
1 AED 9
RIC
18 LLB
7 RIC
2 COC
3 ANS
15 LSS
2 QTO
4 RIC
12 AHA
Bioretention Area
- Carex divulsa
- Juncus patens
- Iris douglasiana
- Sisyrinchium bellum
10 RIC
2 COC
16 BGB
23 LLB
4 PTW
50 BGB
2 RIC
8 LLB
2 CRH
8 BGB
5 PTW
2 ANS
50 BGB
4 PTW
10 RIC
6 QTO

EXISTING

LIQUIDAMBARS

EXISTING

REDWOODS

BRADFORD
PEARS

EXISTING

REDWOOD
2 AED
0 20 40 FT
3 PTW

DOMESTIC AND IRRIGATION

REDUCED PRESSURE

BACKFLOW PREVENTERS WITH

VEGETATIVE SCREENING
10 PTG
10 FPU
35 NDC
13 FPU
2 CNU
6 QTO
42 SHH
TOTAL LANDSCAPE AREA = 17,412 SF±
2 RIC
14 BGB
Bioretention Area
- Carex divulsa
- Juncus patens
- Iris douglasiana
- Sisyrinchium bellum
THESE DRAWINGS COMPLY WITH THE CRITERIA OF THE ORDINANCE.

ORDINANCE REQUIREMENTS HAVE BEEN APPLIED FOR THE EFFICIENT

USE OF WATER IN THE IRRIGATION DESIGN PLAN AND THE LANDSCAPE DESIGN PLAN.”
U.S.A NOTE

IT IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR TO BE FAMILIAR WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, STRUCTURES, AND UTILITIES. THE IRRIGATION

CONTRACTOR SHALL EXERCISE EXTREME CARE, AND BE RESPONSIBLE FOR ANY DAMAGE IN EXCAVATING AND WORKING NEAR UTILITIES. THE LANDSCAPE CONTRACTOR SHALL

COORDINATE ALL WORK WITH THE OTHER SUB-CONTRACTORS FOR THE LOCATION OF

UTILITIES AND THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER ROADWAYS, AND NEAR STRUCTURES. PRIOR TO CONSTRUCTION, CONTACT ALL APPLICABLE AGENCIES AND U.S.A. AT 1-800-642-2444 OR 1-800-227-2600 TO FIELD LOCATE ALL EXISTING UTILITIES.

PLANT LEGEND

SYMBOL SIZE BOTANICAL NAME COMMON NAME

WATER USE
PER

WUCOLS IV

QUANTITY COMMENTS
Trees
ANS #24 Acer negundo 'Sensation' Sensation Boxelder Maple .6 5 California Native ARA #24 Acer rubrum 'Armstrong' Armstrong Maple .6 8
CRH #24 Ceanothus 'Ray Hartman' Ray Hartman Ceanothus .3 10 California Native COC #24 Cercis occidentalis Western Redbud .1 6 California Native CRE #24 Chionanthus retusus Chinese Fringe Tree .6 2
CNU #24 Cornus nuttallii Western Dogwood .6 2 California Native LAG #24 Lagerstroemia indica Crapemyrtle .3 2 Transplant Existing QTO #24 Quercus tomentella Island Oak .3 8 California Native Shrubs
ACO #5 Acacia cognata 'Cousin Itt' Cousin Itt Acacia .3 5 California Native AED #1 Arctostaphylos 'Carmel SUr' Carmel Sur Manzanita .3 28 California Native AHA #5 Arctostaphylos densiflora 'Harmony' Harmony Manzanita .3 12 California Native LSS #5 Ligustrum sinense 'Sunshine' Sunshine Chinese Privet .3 15 LCK #5 Loropetalum chinense 'Kurenai' Dwarf Pink Chinese Fringe-flower .3 31 RIC #5 Rhaphiolepis indica 'Clara' Clara Indian Hawthorn .3 53 SHH #5 Sarcococca hookeriana var. humilis 'Fragrant Valley' Fragrant Valley Sweet Box .3 42 Vines
FPU #5 Ficus pumila Creeping Fig .6 23 ---
PTG #5 Parthenocissus tricuspidata 'Green Showers' Green Showers Boston Ivy .3 10 Train up vertical trellis Groundcover
#1 Cotoneaster dammeri 'Coral Beauty' Cotoneaster Coral Beauty 0.3 0 6' OC, Triangular Spacing Ornamental Grass
BGB #1 Bouteloua gracilis 'Blonde Ambition' Blonde Ambition Ornamental Grass .3 74 California Native LLB #5 Lomandra longifolia 'Breeze' Breeze™ Dwarf Mat Rush .3 125 MDU #5 Muhlenbergia dubia Pine Muhly .3 16
Bioretention Areas
#1 Carex divulsa Berkeley Sedge .3 408 40% of Total Quantity; 24" OC #1 Juncus patens Blue Rush .3 91 20% of Total Quantity; 36" OC #1 Iris douglasiana Douglas Iris .3 25 15% of Total Quantity; 60" OC #1 Sisyrinchium bellum Blue-eyed Grass .1 455 25% of Total Quantity; 18" OC Other
Mulch: Fir Bark 1-1/2" Minus Medium Walk-On Bark 3" Depth, All Landscape Areas See Detail Linear Root Barrier Root Solutions, or Equal 24" Depth, Continuous

PLANTING KEYNOTES

1. 2.

3. 4.

5. 3" DEEP MULCH, TYPICAL ALL

LANDSCAPE AREAS
3" DEEP MULCH OVER JUTE NETTING

ON SLOPED AREA, TYPICAL

NO MULCH IN BIORETENTION AREAS

TRAIN VINES ON SCREEN LATTICE,

TYPICAL

BIOSWALE SOIL MEDIUM, REFER TO

CIVIL DRAWINGS
Cornus nuttallii
Pacific Dogwood
Acer negundo 'Sensation'
Box Elder
Acer rubrum 'Armstrong'
Columnar Red Maple
Lagerstroemia indica 'Natchez'
Natchez Crape Myrtle
Acacia cognata 'Cousin Itt'
Little River Wattle
Chionanthus retusus
Chinese Fringe Tree
Arctostaphylos densiflora 'Harmony'
Harmony Manzanita
Rhaphiolepis indica 'Clara'
White Indian Hawthorn
Lomandra longifolia 'Breeze'
Dwarf Mat Rush
Muhlenbergia dubia
Pine Muhly
Carex divulsa
Berkeley Sedge
Iris douglasiana
Douglas Iris
Juncus patens
California Gray Rush
Sisyrinchium bellum
Blue-Eyed Grass
Acer circinatum
Vine Maple
Cercis occidentalis
Western Redbud
Arctostaphylos 'Carmel sur'
Carmel Sur Manzanita
Cotoneaster dammeri 'Coral Beauty'
Coral Beauty Bearberry Cotoneaster
Parthenocissus tricuspidata
Boston Ivy
Nandina domestica 'Compacta'
Compact Heaveny Bamboox
Bouteloua gracilis 'Blonde Ambition'
Blonde Ambition Blue Grama
Ceanothus 'Ray Hartman'
Ray Hartman California Lilac
Ligustrum sinense 'Sunshine'
Sunshine Ligustrum
Quercu tomentella
Island Oak
Ficus pumila
Creeping Fig
Loropetalum Jazz Hands 'Dwarf Pink'
Jazz Hands Dwarf Pink Fringe Flower

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected] MACNAIR MAGNUSSEN'S TOYOTA OF MOUNTAIN VIEW OLD MIDDLEFIELD WAY MOUNTAIN VIEW, CA DATE:

MLA JOB #:

SCALE:

DRAWN:
2023-14
1" = 20'
DM
L3.2
SHEET L3.2 OF9

EXISTING TREE EXHIBIT
9/26/24
C2024 MACNAIR LANDSCAPE ARCHITECTURE, NOT FOR
GENERAL USE OR PUBLICATION, ALL RIGHTS RESERVED.

THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF MACNAIR LANDSCAPE ARCHITECTURE. MACNAIR

LANDSCAPE ARCHITECTURE IS NOT RESPONSIBLE FOR THE ACCURACY OF ANY PLANS OR SURVEYS NOT DIRECTLY PREPARED BY THEM. SITE DIMENSIONS, GRADES, WATER

PRESSURES AND GENERAL CONDITIONS SHALL BE VERIFIED
PRIOR TO BEGINNING OF ANY WORK ON SITE. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.

L A N D S C A P E

A R C H I T E C T U R E
P O S T O F FI C E B O X 2 5 1
K E N W O O D , C A LIF O R N I A 9 5 4 5 2
TEL (707) 833-2288
RLA #2800
[email protected] MACNAIR
NO. 2800
EXP. 8/31/25
23-14 Magnussen Base 6th Submittal 090924.vwx
REV NO. DATE DESCRIPTION A 5/9/24 Planning 3 Submittal B 7/18/24 Planning 4 Submittal C 8/20/24 Planning 5 Submittal D 9/26/24 Planning 6 Submittal S85°48'39''E 1369.21'(M-M) BASIS OF BEARINGS
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OLD MIDDLEFIELD WAY

INDEPENDENCE AVE
<
2249-2277 Old Middlefield Way
1-Story Concrete Building
2319 Old Middlefield Way
1-Story Concrete Building

CTV CTV
PR

20.38 20.10

20.02 GM
BFP
4 BLRD'S
WB
WB
BLRD
BLRD
BLRD
BLRD
BLRD

BLRD BLRD
BLRD
WM
WV
BFP
PR

HSBIB SIGN
BLRD

BLRD BLRD

SIGN BLRD

BLRD BLRD

BLRDBLRD
WV
HSBIB

19.23 01
02 03
04 05
06 07
08 09
10 11
12 13 14
15 16
17 18
19 20
21 22
23 24
27 28
29 30
31 32
33 22B
34 35
26 25

EXISTING TREE EXHIBIT
Scale: 1" = 20'-0"
REFER TO ARBORIST REPORT FOR ADDITIONAL INFORMATION.

EXISTING TREE ON ADJACENT

PROPERTY TO REMAIN

REDWOOD HEDGE

TO BE REMOVED

REDWOOD HEDGE

TO BE REMOVED

REDWOOD HEDGE TO
REMAIN; REMOVE

EVERY OTHER TREE
0 20 40 FT
S85°48'39''E 1369.21'(M-M) BASIS OF BEARINGS
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