HomeMy WebLinkAbout06-013 Alcosta Shell Svc Station Rezone, CUP & SDR
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: November 28, 2006
SUBJECT:
A TT ACHMENTS:
RECOMMENDATION:
~
PUBLIC HEARING: PA 06-013 - Rezone, Conditional Use Permit and
Site Development Review for a reconstruction/expansion of the Alcosta
Shell Service Station (Adjudicatory and Legislative Action)
Report prepared by Mamie R. Nuccio, Associate Planner
1)
Resolution approving a Conditional Use Permit and Site
Development Review for the Alcosta Shell Service Station
reconstruction/expansion at 8999 San Ramon Road, with project
plans attached as Exhibit A.
Resolution recommending that the City Council approve a Rezone
from C-N, Neighborhood Commercial to C-2, General Commercial
for the Alcosta Shell Service Station at 8999 San Ramon Road, with
the proposed Ordinance attached as Exhibit A.
Resolution recommending that the City Council adopt a Negative
Declaration for the Alcosta Shell Service Station project at 8999 San
Ramon Road, with Negative Declaration attached as Exhibit A.
Aerial Photo.
Site Photos.
2)
3)
4)
5)
1)
2)
3)
4)
5)
Receive Staff presentation;
Open the public hearing;
Take testimony from the Applicant and the public;
Close public hearing and deliberate; and
Adopt the following Resolutions:
a) Resolution approving a Conditional Use Permit and Site
Development Review for the Alcosta Shell Service Station
reconstruction/expansion at 8999 San Ramon Road, with
project plans attached as Exhibit A;
b) Resolution recommending that the City Council approve a
rezone from C-N, Neighborhood Commercial to C-2,
General Commercial for the Alcosta Shell Service Station at
8999 San Ramon Road, with the proposed Ordinance
attached as Exhibit A; and
c) Resolution recommending that the City Council adopt a
Negative Declaration for the Alcosta Shell Service Station
project at 8999 San Ramon Road, with Negative Declaration
attached as Exhibit A.
COPIES TO: Applicant, Property Owner
Rick Corbett, Michael Banducci
In-House Distribution
S .1
ITEM NO.
Page 1 of7
G:\PA#\2006\06-013 Shell Gas Station Remodel\PC\PCSR 11-28-06.DOC
PROJECT DESCRIPTION:
Background
The Alcosta Shell Service Station at 8999 San Ramon Road is located adjacent to the San Ramon Village
Plaza commercial center (Attachment 4). The site is within a C-N, Neighborhood Commercial Zoning
District and 'has a Retail/Office General Plan land use designation. On August 27, 1969, the Alameda
County Planning Commission approved a Conditional Use Permit for the existing service station which
has been in operation since that time. Over the years, Shell Oil Company has obtained additional
Conditional Use Permits for the construction of a cashier booth, storage building, restrooms, and car
wash. Although these modifications have altered the service station's original layout, they have not
changed the basic function of the site as a service station.
On October 17, 1995 (P A 95-031) and again on August 8, 2000 (P A 00-005), the City of Dublin Planning
Commission approved development applications for the reconstruction and expansion of the service
station; neither project was ever constructed. In accordance with the Zoning Ordinance, if an approved
use or structure is not established within one year of the approval, the approval lapses and becomes null
and void. Both approvals under P A 95-031 and P A 00-005 lapsed.
Adiacent Development
In 2004, the City Council approved a General Plan Amendment (GPA), Rezone, Tentative Parcel Map
(TPM) and Site Development Review (SDR) for the San Ramon Village Plaza commercial center which
is located southeast of the project site. These approvals changed the land use designation for the
commercial center from General Commercial to Mixed-Use and changed the zoning designation from C-
N, Neighborhood Commercial to PD, Planned Development to allow for the demolition of 34,000 square
feet of existing commercial buildings, the construction of 56 multi-family residential units, and the
remodeling of the remaining 14,377 square feet of commercial buildings. Although the Alcosta Shell
Service Station is located adjacent to San Ramon Village Plaza, it is not part of the commercial center and
therefore was not included in the GP A and Rezone.
Proiect Proposal
The Applicant, Kathy Kotulak Hemmen of C&J Cox Corporation, on behalf of the property owners Carl
A. and Jan A. Cox of Cox - Tracy, Inc., is requesting approval of a Rezone, Conditional Use Permit, and
Site Development Review to construct a new 2,162 square foot mini-mart; a 1,264 square foot car wash; a
3,537 square foot canopy; six new fuel dispensers; a new covered trash enclosure; landscaping; and
retaining walls for the Alcosta Shell Service Station. The site is located on the southeast comer of
Alcosta Boulevard and San Ramon Road and is approximately 23,747 square feet (.55 acres) in size.
Surrounding uses include retail commercial to the east and multi-family residential to the south (Willows
@ San Ramon Village). Single family residential homes are located to the west and a Chevron Service
Station is located to the north in the City of San Ramon (Attachment 4).
The requested approvals are as follows: 1) approval of a Conditional Use Permit (CUP) for the operation
of a new service station, a mini-mart and a car wash (Attachment 1); 2) approval of Site Development
Review (SDR) for the construction of a new service station, mini-mart, car wash and associated site
improvements (Attachment 1 including Exhibit A); and 3) approval of a Rezone to change the zoning
designation of the property from C-N, Neighborhood Commercial to C-2, General Commercial
(Attachment 2).
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ANAL YSIS:
Rezone
The C-N, Neighborhood Commercial zoning designation allows service stations as a conditional use, but
prohibits car washes or mini-marts. The existing car wash on-site was approved in 1981, prior to City
incorporation, and is considered legal non-conforming because the use and structure were permitted when
approved, but are now prohibited under current zoning. Under the legal non-conforming status, a
structure or use cannot be expanded or intensified. The proposed rezone to C-2, General Commercial
zoning would allow the existing structures to be rebuilt and the existing uses to be permitted through a
Conditional Use Permit process.
In a C-2, General Commercial Zoning District, Car Wash/Detailing is an allowed use subject to approval
of a Conditional Use Permit; Service Stations, and mini-marts combined with a service station, are also
allowed uses in the C-2 Zoning District with approval of a Conditional Use Permit.
In order for the property owner to modernize the existing service station, the property must be rezoned to
conform to the current zoning regulations. The process for reviewing and approving a rezone request is
through a recommendation by the Planning Commission to the City Council. A statement of findings can
be found on page 2 of Attachment 2, the Resolution recommending City Council approval of the Rezone
request.
Conditional Use Permit
The project includes the complete demolition of the existing service station and all associated structures
for the construction of a new 2,162 square foot mini-mart; a 1,264 square foot automated carwash and
storage area; a 3,537 square foot canopy; and six new fuel dispensers. A new Conditional Use Permit is
required due to the scope of the expansion of the service station and would include the service station, the
mini-mart, and the car wash. Should the Planning Commission decide to grant the Conditional Use
Permit request, the approval would be contingent upon City Council approval of the rezone request. A
statement of findings can be found on pages 2-4 of Attachment 1, the Resolution approving a Conditional
Use Permit and Site Development Review.
Currently, the A1costa Shell Service Station operates 24 hours a day, 7 days a week, including holidays.
No changes are proposed to the existing hours of operation. The facility currently has a staff of 7
employees, which includes maintenance, management, and cashiering positions. Five additional
employees would be needed upon completion of the proposed reconstruction and expansion for a total of
12 employees.
Site Development Review
The Zoning Ordinance requires Site Development Review for any modification to site layout in a
commercial zoning district, including new construction with a gross floor area of 1,000 square feet or
more; and modifications to parking, fencing, circulation, landscaping, accessory structures, and trash
enclosures.
Site Layout (Sheet 1 of Exhibit A to Attachment 1)
The new service station canopy would be located adjacent to Alcosta Boulevard. The existing public
sidewalk, landscape strip, and service station price sign would remain. The new canopy would be 65'-6"
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x 54'-0" in size (3,537 square feet). Beneath the canopy would be 6 fueling stations. Six angled parking
spaces are to be located along the San Ramon Road frontage. Existing monument signage and
landscaping along this frontage would also remain; however, new vacuum and air/water stations would be
installed adjacent to the parking stalls. The location of the vacuum and air/water stations along the San
Ramon Road frontage would give employees of the service station better surveillance of the area in an
effort to prevent vandalism of the units.
The new mini-mart would be located on the southern portion of the site with the front entrance facing
Alcosta Boulevard. Three parallel parking stalls would be located in the front of the mini-mart and 3
standard parking stalls are proposed along the west side of the building (facing San Ramon Road). A new
trash enclosure would be constructed along the east side of the mini-mart adjacent to the entrance to the
new car wash. The car wash would be attached to the south elevation of the mini-mart. The exit to the
car wash would be along the west elevation facing San Ramon Road.
There are 2 existing driveways along A1costa Boulevard that provide vehicular ingress and egress to the
site. A new driveway on the adjacent property to the south was also recently constructed along San
Ramon Road by Braddock & Logan in conjunction with the 2004 approvals granted by the City Council
for the redevelopment of San Ramon Village Plaza and the construction of 56 residential townhouse units
(the Willows). The Alcosta Shell Service Station has a non-exclusive access road easement to utilize this
driveway for vehicular ingress and egress; this driveway also serves as the egress point for fuel trucks
which access the service station from Alcosta Boulevard and deliver fuel to the site (Sheet 8 of Exhibit A
to Attachment 1).
Minor modifications to the design of the San Ramon Road driveway are proposed in order for the service
station to continue utilizing the driveway for fuel truck egress. Because the modifications to the driveway
are located on the adjacent San Ramon Village Plaza property, Condition of Approval No. 95 has been
added to the project which requires the proposed modifications to be reviewed and approved in
accordance with the Zoning Ordinance prior to construction of the improvements. The purpose for
showing the proposed revised design is to demonstrate that the service station would have adequate access
for its fuel trucks. The property owner for San Ramon Village Plaza, Mr. Rick Corbett, and his agent, Mr.
Michael Banducci, have reviewed the proposed revisions and agreed to work with the owners of the
service station to make the necessary modifications for safe egress of the fuel trucks while retaining the
median to facilitate vehicle and pedestrian traffic for the San Ramon Village Plaza project and the
Willows project.
Parking
For a service station with mini-mart, the City of Dublin Off-Street Parking and Loading Regulations
require 1 parking space per 300 square feet of commercial sales area with a 5 space minimum. An
additional 4 parking spaces are required for a self-serve carwash, plus additional spaces for drying or
vacuum areas (See Table 1). The project proposes to provide 12 parking spaces which is 1 more space
than what the Zoning Ordinance requires.
Table 1.
Use T e
Commercial Sales Area (1,684 sq. ft.)
Self-serve (automated) car wash,
plus additional parking for drying or
vacuum areas
Total Parkin Re uired
Parkin Ratio
11300 sq. ft.
4 spaces
Parkin Re uired
6 spaces
4 spaces
6 spaces
1/area
uired
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Architecture (Exhibit A of Attachment 1)
A new 17'- 6" high canopy would be constructed of metal and would be painted with Shell's corporate
colors. The supporting posts of the canopy would be painted white with an enhanced gray base and the
canopy itself would be painted yellow with a red band. Shell signage is proposed to be incorporated into
the canopy on the San Ramon Road and A1costa Boulevard elevations; however, the signage is not part of
the Site Development Review application before the Planning Commission. A condition of project
approval has been included to require that all signage be reviewed and approved through a Master Sign
Program (Condition of Approval No. 23).
A new 19' high mini-mart/car wash building has been designed to be architecturally compatible with the
approved architecture for the adjacent San Ramon Village Plaza remodel. Columns have been added to
all 4 elevations and a gray base with a silver band has been incorporated into the lower portion of the
building. The building is proposed to be constructed of wood with an exterior stucco finish. The light
fixtures chosen will also be consistent with fixtures approved as part of the adjacent San Ramon Village
Plaza remodel. The storefront windows would be constructed of anodized aluminum and painted black.
The proposed trash enclosure has been designed to be architecturally compatible with the mini-mart/car
wash building and would have a stucco finish and decorative cornice cap painted to match the mini-
mart/car wash building. Metal canopies have also been introduced on 3 of the 4 elevations to add
architectural interest. The canopies are compatible in color and materials to the canopies approved as part
of the adjacent San Ramon Village Plaza remodel.
Landscaping (Sheet Ll of Exhibit A to Attachment 1)
The preliminary landscape plan includes additional landscaping within existing planting strips along the
City right-of-way and new landscaping around the building, the trash enclosure, and along the southern
property line. A condition of project approval requires that Final Landscape and Irrigation plans be
submitted for review and approval by the Community Development Director prior to the issuance of
building permits (Condition of Approval No. 27). A retaining wall, ranging in height from12" to 3',
would be located along the southern portion of the project adjacent to a parking lot which is part of the
San Ramon Village Plaza shopping center.
Review by City Departments
The Public Works Department, Building Division, Fire Department, Police Services, and Dublin San
Ramon Services District have all reviewed the proposed project. Conditions of approval from these
agencies are included in the proposed Resolution (Attachment 2).
Noticing Requirements
In accordance with State Law, a public hearing notice and Notice of Intent to Adopt a Negative
Declaration for the November 28, 2006 Planning Commission meeting was published in the local
newspaper, mailed to adjacent property owners and tenants within 300 feet of the subject property, and
posted in at least three public places.
ENVIRONMENTAL REVIEW:
The project has been reviewed in accordance with the California Environmental Quality Act (CEQA). An
Initial Study of Environmental Review was completed on June 6, 2006. Based on the Initial Study
prepared for the project, it has been determined that project will not have a significant impact on the
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environment; therefore, a Negative Declaration has been prepared (Attachment 3). A public review
period was held June 6, 2006 to June 26, 2006 (20 days). During the public review period no comments
were received on the project.
CONCLUSION:
The proposed reconstruction and expansion of the A1costa Shell Service Station will be an improvement
to the existing service station. The new mini-mart, car wash, canopy, fuel dispensers, landscaping, and
other associated site improvements will enhance the image of the adjacent shopping center and residential
development. The proposed project, as conditioned, is consistent with the Dublin General Plan and the
proposed Zoning District in which the project site would be located and represents an appropriate project
for the site.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close public hearing and deliberate; and
5) Adopt the following Resolutions: a) Resolution approving a Conditional Use Permit and Site
Development Review for the Alcosta Shell Service Station reconstruction/expansion at 8999 San Ramon
Road, with project plans attached as Exhibit A; b) Resolution recommending that the City Council
approve a rezone from C-N, Neighborhood Commercial to C-2, General Commercial for the Alcosta Shell
Service Station at 8999 San Ramon Road, with the proposed Ordinance attached as Exhibit A; and c)
Resolution recommending that the City Council adopt a Negative Declaration for the Alcosta Shell
Service Station project at 8999 San Ramon Road, with Negative Declaration attached as Exhibit A.
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GENERAL INFORMATION
APPLICANT:
Kathy Kotu1ak Hemmen, Consultant
C&J Cox Corporation
4431 Stoneridge Drive, Pleasanton, CA 94588
PROPERTY OWNER:
Carl A. and J an A. Cox
Cox - Tracy, Inc.
4431 Stoneridge Drive, Pleasanton, CA 94588
LOCATION:
8999 San Ramon Road, Dublin, CA 94568
ASSESSOR PARCEL NO.:
941-0164-001-07 and 941-0164-003-02
GENERAL PLAN
LAND USE DESIGNATION:
Retail/Office
EXISTING ZONING:
C-N, Neighborhood Commercial
PROPOSED ZONING:
C-2, General Commercial
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site C-N, Neighborhood Retail/Office Service Station and Car
Commercial Wash
North N/A (City of San Ramon) N/A (City of San City of San Ramon,
Ramon) Chevron Service Station
South and east PD, Planned Development Mixed-Use Commercial and Multi-
Family Residential
West R-1, Single Family Single Family Single Family
Residential Residential Residential
(0.9 -6.0 dulacre)
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RESOLUTION NO. 06-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW FOR
THE ALCOSTA SHELL SERVICE STATION RECONSTRUCTIONIEXPANSION AT
8999 SAN RAMON ROAD (APN 941-0164-001-07 and 941-0164-003-02)
P A 06-013
WHEREAS, the Applicant, Kathy Kotulak-Hemmen of C&J Cox Corporation, on behalf of the
property owners Carl A. and Jan A. Cox of Cox-Tracy, Inc., has requested approval of a Conditional Use
Permit and Site Development Review for the reconstruction and remodel of an existing service station
which would include a new mini-mart, automated car wash and canopy structure over six new fuel
dispensers (the "Project") on a 23,747 square foot site known as the Alcosta Shell Service Station at the
southeast comer of Alcosta Boulevard and San Ramon Road; and
WHEREAS, a complete application was submitted and is available and on file in the Community
Development Department; and
WHEREAS, the application also includes a request for a Rezone from C-N, Neighborhood
Commercial to C-2, General Commercial to allow for the establishment of the mini-mart and car wash;
and
WHEREAS, at the November 28, 2006 Planning Commission meeting the Planning Commission
adopted a Resolution recommending City Council approval of the Rezone request; and
WHEREAS, approval of the Conditional Use Permit and Site Development Review is contingent
upon City Council adopted of the Rezone request; and
WHEREAS, the City Council will consider the Planning Commissions recommendation on the
Rezone request at the December 19,2006 City Council meeting; and
WHEREAS, the Applicant has submitted Project plans dated received November 16, 2006; and
WHEREAS, in accordance with Section 15063 of the California Environmental Quality Act
(CEQA), an Initial Study was prepared to determine whether the Project as a whole would have a
significant effect on the environment; and
WHEREAS, based on the Initial Study it was determined that the Project would not have a
significant effect on the environment therefore a Negative Declaration has been prepared; and
WHEREAS, the Negative Declaration, dated June 6, 2006 ("Draft ND"), was circulated for
public review and comment June 6, 2006 to June 26, 1006 (20 days) during which time no comments
were received by the public; and
WHEREAS, the Negative Declaration is hereby incorporated by reference and is attached as
Exhibit A of Attachment 3 to the November 28, 2006 Planning Commission Agenda Statement; and
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Attachment 1
WHEREAS, the City of Dublin Planning Commission ("Planning Commission") held a public
hearing on said application on November 28, 2006; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the request for a Conditional Use
Permit and Site Development Review be conditionally approved; and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered
all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Conditional Use Permit:
A. The proposed service station reconstruction/expansion is compatible with other land uses,
transportation and service facilities in the vicinity, in that: 1) the proposed use will be
compatible with the existing use and to the type and nature of operations typically found in the
neighborhood; and 2) the General Plan land use designation for the area is Retail/Office,
which includes shopping centers, stores, restaurants, businesses and professional offices,
motels, service stations and the sale of auto parts.
B. The proposed uses, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and welfare, in
that: 1) the proposed modifications to the existing service station will be required to comply
with all current building, fire and safety codes; and 2) the uses will not change from the
existing use.
C. The proposed uses, as conditioned, will not be injurious to property or improvements in the
neighborhood, in that: 1) the project is a reconstruction/expansion of an established service
station that has been located in the neighborhood for several decades; and 2) the
modernization of the existing service station will be more in keeping with the design
characteristics of the adjacent mixed-use development (San Ramon Village Plaza) currently
under construction.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental to the
public health, safety, and welfare, in that the site currently receives all public services and the
proposed reconstruction/expansion of the existing service station is not anticipated to require
a significant amount of additional services.
E. The subject site is physically suitable for the type, density and intensity of the use being
proposed, in that: 1) the existing and proposed use types are the same, with the exception of
the addition of a mini-mart; and 2) the project conforms to the General Plan land use and
density requirements for Retail/Office.
F. The proposed use, as conditioned, will not be contrary to the specific intent clauses,
development regulations, or performance standards established for the zoning district in which
it is located, in that: 1) the Zoning Ordinance allows car washes and service stations with
mini-marts as a conditional use in the C-2, General Commercial Zoning District; and 2)
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conditions of approval have been applied to the project to ensure on-going compatibility with
surrounding land uses.
G. The proposed use, as conditioned, is consistent with the Dublin General Plan, which
designates the land use of the property as Retail/Office.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
A. Approval of this application is consistent with the purpose and intent of this Chapter, in that:
1) the design and materials of the proposed mini-mart will be compatible with the adjacent
residential units and shopping center and with other buildings in the vicinity; and 2) the
project will comply with the City's development regulations and requirements.
B. Any approval complies with the policies of the General Plan, with any applicable Specific
Plans, with the development regulations or performance standards established for the zoning
district in which it is located, and with all other requirements of the Zoning Ordinance. A
request to rezone the property from C-N (Neighborhood Commercial) to C-2 (General
Commercial) has been submitted as part of the application in order to allow the mini-mart and
car wash expansion under the current Zoning Ordinance.
C. The approval will not adversely affect the health or safety of persons residing or working in
the vicinity, or be detrimental to the public health, safety and general welfare in that the
proposed use type as a service station will remain the same. The modernization of the existing
facility will conform to current building and safety codes and will, therefore, improve health,
safety and general welfare.
D. The approved site development, including site layout, structures, vehicular access, circulation
and parking, setbacks, height, walls, public safety and similar elements, has been designed to
provide a desirable environment for the development, in that: 1) as conditioned, the building
will meet current requirements of the Building and Fire Codes with respect to public safety,
circulation, parking and vehicular access; and 2) the mini-mart and automated carwash have
been situated on the site to optimize circulation, parking and vehicular access.
E. The subject site is physically suitable for the type and intensity of the approved development,
in that: 1) the site is currently developed as a service station and carwash, therefore, there will
be no change in land use, just an expansion of the existing use.
F. There will be no impact to views in that the proposed improvements will not detrimentally
change the visual character of the site because: 1) views of the site are limited to the immediate
area due to the location of the improvements, and the relatively flat topography of the site, as
well as the presence of surrounding development; and 2) the building will be less than 20 feet
in height, measured from the highest point, which is well below the maximum height allowed
in the C-2 zoning district.
G. There will be no impacts to existing slopes and topographic features, in that the proposed
service station expansion/remodel will occur on a site that is already developed.
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H. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances exterior lighting, and similar elements have been
incorporated into the project and as conditions of approval in order to insure compatibility of
this development with the development's design concept or theme and the character of
adjacent buildings, neighborhoods, and uses. The architectural design and materials of the
remodeled service station and car wash, including stucco finishes, columns, trim, storefront
system, metal canopies and the trash enclosure, will be more in keeping with the surrounding
development in the neighborhood than the outdated structures that currently exist.
I. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, provisions and similar elements have been considered to ensure visual relief
and an attractive environment for the public, in that, as conditioned: 1) a preliminary
landscape plan was submitted as part of the application and includes a variety of species
along both project frontages and internal areas of the site; and 2) the final landscaping and
irrigation plans, which will address said landscaping considerations, will be required for
review and approval prior to issuance of the building permit.
J. The approval of this Site Development Review is consistent with the Dublin General Plan,
which designates the land use of the property as Retail/Office.
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use. and shall be subiect to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: rPLl Planning, rBl Building. rpOl Police. rpwl Public Works.
r ADMl Administration/Citv Attorney, rFINl Finance. rFl Alameda County Fire Department. rDSRSDl
Dublin San Ramon Services District. rCOl Alameda County Department of Environmental Health.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
GENERAL
1. Permit Approval. This Conditional Use Permit PL On-going Planning
and Site Development Review approval is for the
expansion and reconstruction of the Alcosta Shell
Service Station at 8999 San Ramon Road including
a new service station canopy and fuel pumps, mini-
mart, car wash and associated site improvements
(the "Project"). The Project shall generally conform
to the project plans submitted by C and J Cox
CorporationIRHL Design Group, Inc. dated received
November 16, 2006, on file in the Community
Development Department, and other plans, text, and
diagrams relating to this approval, unless modified
by the Conditions of Approval contained herein.
2. Final Approval. Approval of the Conditional Use PL Building Permit Planning
Permit and Site Development Review is contingent Issuance
upon the approval of the Rezone request by City
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Council. The approval of the Conditional Use
Permit and Site Development Review will not take
effect until the new zoning designation becomes
effective.
3. Permit Expiration and Time Extension. PL One year from DMC
Construction or use shall commence within one (1) date of approval 8.96.020.D
year of Permit approval or the Permit shall lapse and andE
become null and void. The original approving
decision-maker may grant a time extension for a
period no longer than six (6) months provided that
the Applicant submits a written request for an
extension prior to expiration of the Permit and a
determination can be made that all Conditions of
Approval remain adequate to assure that applicable
findings of approval will continue to be met.
4. Revocation. The Conditional Use Permit and Site PL On-going DMC
Development Review approval shall be revocable 8.96.020.1
for cause III accordance with Dublin Zoning
Ordinance Section 8.96.020.1, Revocation. Any
violation of the terms and conditions of this Permit
may be subject to the issuance of a citation.
5. Annotated Conditions of Approval. An annotated PL Building Permit Planning
copy of these Conditions of Approval (the official Submittal
signed version) shall be provided in conjunction
with all plan review submittals. Each condition
shall include an annotation which explains and
identifies by sheet number reference how each
condition has been satisfied. Submittals will not be
accepted without the annotated conditions.
6. AccessorylTemporary Structures. The use of any PL Ongoing DMC
accessory or temporary structures, such as storage 8.108
sheds or trailer/container units used for storage or
for any other purposes; shall be subject to review
and approval by the Community Development
Director.
7. Clean-up. The ApplicantlDeveloper shall be PL Ongoing Planning
responsible for clean-up and disposal of project
related trash to maintain a safe, clean, and litter-free
site.
8. Controlling Activities. The Applicant! Developer PL Ongoing Planning
shall control all activities on the project site so as
not to create a nUisance to the existing or
surrounding businesses and residences.
9. Property Maintenance. The Applicant! Developer PL On-going DMC 5.64
and Property Owner shall maintain the property in a
safe, clean, and litter-free condition at all times.
10. Trash and Waste Accumulation. The PL Ongoing Planning
Applicant!Tenant shall provide and conduct regular
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maintenance of the site in order to eliminate and
control the accumulation of trash, excess waste
materials and debris.
11. Graffiti. The ApplicantlDeveloper and PL,PO On-going DMC 5.68
TenantlProperty Owner shall keep the site clear of
graffiti vandalism on a regular and continuous basis
at all times. Graffiti shall be removed as soon as
detected and where practical graffiti resistant
materials should be used.
12. Nuisance. The Applicant/Tenant shall control all PL On-going DMC
business activity so as not to create a public or 5.28.020
private nuisance to the existing and surrounding
businesses and residents.
13. Noise. Loudspeakers shall be controlled at a low PL,PO On-going DMC 5.28
level as so not to create a public or private nuisance
to the existing and surrounding businesses and
residential neighborhoods. No amplified music shall
be allowed outside the enclosed buildings.
14. Temporary Promotional Banners and Balloons. PL On-going DMC
Temporary Promotional Banner Signs and Balloons 8.84.050
shall only be permitted after first securing an
approved Temporary Promotional Sign Permit. All
temporary on-site signage shall be subject to the
sign regulations contained in the City of Dublin
Zoning Ordinance.
15. A-Frame Signs. The use of any A-Frame, portable, PL On-going DMC
sandwich-board, pennants, or human-held signs on 8.84.150
the premises is strictly prohibited. Said signs and
any form of off-site advertising signs shall also be
prohibited upon any public property, including City
streets and sidewalks.
16. Outdoor Events. Any outdoor activity shall be PL On-going DMC
subject to review and approval of a Temporary Use 8.108.020
Permit per the City of Dublin Zoning Ordinance.
PROJECT SPECIFIC - CONDITIONAL USE PERMIT
17. Modifications - Conditional Use Permit (CUP). PL Ongoing DMC
Modifications or mInor changes to the CUP 8.100.080
approval may be considered by the Community
Development Director if the modifications or
changes proposed comply with Section 8.100.080 of
the Zoning Ordinance.
18. Annual Review. On an annual basis, the PL,PO On-going Planning
Conditional Use Permit approval may be subject to a
review by the Community Development Director to
determine compliance with the Conditions of
Approval.
19. Approval Period. The Conditional Use Permit PL On-going Planning
60f23
approval shall be null and void in the event the
approved use fails to be established within one year
following the granting of occupancy or, if once
established, the use ceases to operate for a
continuous one-year period.
20. Hours of Operation. The approved hours of PL On-going Planning
operation are 24 hours a day, 7 days a week. The
Applicant/Tenant shall be responsible for ensuring
that activities in the parking lot and any noise
generated are controlled in a manner that minimizes
the impacts to surrounding businesses and residents.
21. Parking. The parking area shall be used in the PL On-going Planning
manner represented in project plans, written and
verbal statements and other documents, and as
stipulated in this Conditional Use Permit.
PROJECT SPECIFIC -SITE DEVELOPMENT REVIEW
22. Modifications - Site Development Review (SDR). PL Ongoing DMC
Modifications or changes to this SDR approval may 8.104.100
be considered by the Community Development
Director if the modifications or changes proposed
comply with Section 8.104.100 of the Zoning
Ordinance.
23. Master Sign Program. No permanent signage is PL On-going DMC
approved as part of this CUP/SDR application. All 8.84.150
permanent signage is subject to review and approval
of a Master Sign Program prior to installation.
24. Colors. The exterior paint colors of the buildings PL Occupancy Planning
are subject to City review and approval. The
Applicant shall paint a portion of the building for
reVIew and approval by the Community
Development Director prior to painting the entire
structure.
25. Equipment Screening. All electrical and/or PL Building Permit Planning
mechanical equipment shall be screened from public Issuance
VIew. Any roof-mounted equipment shall be Through
completely screened from VIew by materials Completion/
architecturally compatible with the building and to Ongoing
the satisfaction of the Community Development
Director. The Building Permit plans shall show the
location of all equipment and screening for review
and approval by the Community Development
Director.
26. Trash Enclosure/Garbage Area. The proposed PL,PW Issuance of Planning
trash enclosure shall be architecturally designed to Building Permit and Public
be compatible with the building. The enclosure shall Works
have a roof constructed of materials that are
architecturally compatible with the building. The
70f23
doors must be designed with self-closing gates that
can be locked closed and can also be held open with
pin locks during loading. All trash bins used for this
site shall be maintained within the trash bin
enclosure(s) at all times. An area drain shall be
installed within the trash enclosure with a
connection to the sanitary sewer system. In addition,
a hose bib shall be provided for convenient wash-
down of the trash enclosure.
LANDSCAPING
27. Final Landscape and Irrigation Plans. Final
Landscape and Irrigation Plans prepared and
stamped by a State licensed landscape architect or
registered engineer shall be submitted for review
and approval by the Community Development
Director. These plans shall be coordinated with on-
site civil, streetlights, and utility improvement plans.
The final plans shall be signed Community
Development Director and the City Engineer. Plans
shall be generally consistent with the preliminary
landscape plan prepared by RHL Design Group,
received August 7, 2006, except as modified by the
Conditions listed below and as required by the
Community Development Director.
28. Plant Species. Plant speCIes shall be selected
according to use, sun/shade location and space
available. The landscape plan should include plant
species that are not salt sensitive. Street trees shall
be high branching and produce minimal litter.
29. Slopes. The landscape plan shall address slopes
within the property, including erosion, maintenance
and irrigation issues. All slopes shall have a one-
foot level area at top and bottom of the slope for
maintenance.
30. Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as
walls) at drive aisle intersections shall not be taller
than 30 inches above the curb.
Landscaping shall be kept at a minimal height and
fullness giving patrol officers and the general public
surveillance capabilities of the area and reducing the
ability for persons to conceal themselves.
31. Photometric Plan/Lighting Requirements. The
Applicant/Developer shall prepare and submit a
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PL
PL
PL
PL,PO
PL,PW,
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Building Permit
Issuance
Building Permit
Issuance
Building Permit
Issuance
Building Permit
Issuance
and On-going
Building Permit
Issuance
DMC
8.72.030
Planning
Planning
Planning
and Police
Planning
Photometric Plan with the Final Landscape Plans for
reVIeW and approval to the satisfaction of the
Community Development Director, Dublin Police
Services and the City Engineer. The Plan shall
show the foot candles provided by all light fixtures
on the site. The design and placement of lighting
shall not cause glare on adjoining properties,
businesses, residences nor to vehicular traffic.
Lighting used after daylight hours shall be adequate
to provide for security needs.
32. Street Lights and Trees. Maintain approximately PL,PO Building Permit Planning
15' clearance between streetlights and street trees. Issuance
Where such clearance is not practical for design
considerations, trees shall be increased to 36" box
minimum to reduce the conflict between the lighting
and foliage.
33. Standard Plant Material, Irrigation and PL Building Permit DMC
Maintenance Agreement. The Applicant! Issuance 8.72.050.B
Developer shall complete and submit to the Dublin
Planning Department the Standard Plant Material,
Irrigation and Maintenance Agreement.
34. Plant Standards. All trees shall be 24" box PL Occupancy Planning
minimum, with at least 30% at 36" box or greater;
all shrubs shall be 5 gallon minimum.
35. Screening of Devices. The Landscape Plan shall PL, PW, F Building Permit Planning
show the location of all backflow prevention Issuance
devices, detector check valves, utility boxes and fire
sprinkler risers. The location and screening of these
devices shall be reviewed and approved by City
staff.
36. Root Barriers and Tree Staking. The landscape PL,PW Building Permit Planning
plans shall provide details showing that root barriers Issuance
and tree staking will be installed which meet current
City specifications.
37. Water Efficient Landscaping Ordinance. The PL Building Permit DMC 8.88
Applicant! Developer shall submit written Issuance
documentation to the Public Works Department (in
the form of a Landscape Documentation Package
and other required documents) that the development
conforms to the City's Water Efficient Landscaping
Ordinance.
PARKS AND COMMUNITY SERVICES
38. Public Facilities Fee. The developer shall pay a PCS Per Reso. Parks &
Public Facilities Fee in the amounts and at the times 214-02 or Community
set forth in City of Dublin Resolution No. 214-02, subsequent Services
adopted by the City Council on November 19, 2002, Reso.
or in the amounts and at the times set forth in any
resolution revising the amount of Public Facilities
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Fee, as implemented by the Administrative
Guidelines adopted by Resolution 195-99.
BUILDING DIVISION
39. Fees. The Applicant shall pay all applicable fees in B
effect at the time of building permit Issuance,
including, but not limited to, Planning Fees,
Building Fees, Dublin San Ramon Service District
fees, Public Facilities fees, Tri Valley
Transportation fees, Downtown Traffic Impact Fee,
Dublin Unified School District impact fees, City of
Dublin Fire Bureau fees, Noise Mitigation fees;
Inclusionary Housing in lieu fees, Alameda County
Flood and Water Conservation District (Zone 7)
Drainage and Water connection fees. When and if
applicable and customary, credits shall be applied
for existing improvements.
40. Building Codes and Ordinances. All project B
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
41. Building Permits. To apply for building permits, B
ApplicantlDeveloper shall submit eight (8) sets of
construction plans to the Building Division for plan
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval.
The notations shall clearly indicate how all
Conditions of Approval will or have been complied
with. Construction plans will not be accepted
without the annotated resolutions attached to each
set of plans. Applicant! Developer will be
responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance
of building permits.
42. Construction Drawings. Construction plans shall B
be fully dimensioned (including building
elevations) accurately drawn (depicting all existing
and proposed conditions on site), and prepared and
signed by a California licensed Architect or
Engineer. All structural calculations shall be
prepared and signed by a California licensed
Architect or Engineer. The site plan, landscape plan
and details shall be consistent with each other.
43. Addressing. Approved address numbers shall be B, F, PO
placed on all doors leading to the exterior of the
building. Such addressing shall be painted on the
door in a contrasting color. Addresses shall be
illuminated and shall be placed in such a position to
be plainly visible and legible from the street or road
fronting the property. Address numbers shall be 5
10 of 23
Issuance of Standard
Building
Permits
Through Building
Completion
Issuance of Building
Building Permits
Prior to issuance Building
of building
permits
Prior to Building
Occupancy
inches in height minimum.
44. Engineer Observation. The Engineer of record B Prior to frame Building
shall be retained to provide observation services for inspection
all components of the lateral and vertical design of
the building, including nailing, hold downs, straps,
shear, roof diaphragm and structural frame of
building. A written report shall be submitted to the
City Inspector prior to scheduling the final frame
inspection.
45. Air Conditioning, HV AC and Mechanical Units. B Occupancy of Building
Air conditioning units, ventilation ducts, Unit
mechanical equipment shall be screened from
public view with materials compatible to the main
building. Units shall be permanently installed on
concrete pads or other non-movable materials
approved by the Building Official and Director of
Community Development.
46. Temporary Fencing. Temporary Construction B,PW During Building
fencing shall be installed along perimeter of all Construction and
work under construction to separate the construction Prior to issuance
operation from the public. All construction of Occupancy
activities shall be confined to within the fenced Permit
area. Construction materials and/or equipment shall
not be operated or stored outside of the fenced area
or within the public right-of-way unless approved in
advance by the City EngineerlPublic Works
Director.
47. Green Building Guidelines. To the extent B Through Building
practical the applicant shall incorporate Green Completion
Building Measures. Green Building plan shall be
submitted to the Building Official for review.
48. Cool Roofs. Flat roof areas shall have their B Through Building
roofing material coated with light colored gravel or Completion
painted with light colored or reflective material
designed for Cool Roofs.
49. Electronic File. The ApplicantlDeveloper shall B Prior to Building
submit all building drawings and specifications for Occupancy
this project III an electronic format to the
satisfaction of the Building Official prior to the
issuance of building permits. Additionally, all
revisions made to the building plans during the
project shall be incorporated into an "As Built"
electronic file and submitted prior to the issuance of
the final occupancy.
FIRE PREVENTION DIVISION
50. Fire Sprinklers. Automatic sprinklers shall be F Prior to Fire
provided throughout the building as required by the occupancy
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Dublin Fire and Building Codes.
51. The project shall comply with CFC article 52. F Prior to Fire
occupancy
52. Sign age. Provide the following signage: F Prior to CFC
1. "Emergency fuel shutdown device" at the occupancy
shutoff. CFC 5201.5.3
2. Signs prohibiting smoking and prohibiting
dispensing into unapproved containers. CFC
5201.8
3. Signs stating that engines shall be shut off
during fueling. CFC 5201.8
4. Conspicuous signs prohibiting tank filling
and fuel dispensing. CFC 5202.3.7.4
53. Environmental Health. The underground portions F Through Fire
of the work are reviewed by the Alameda County completion
Environmental Health Department. Submit plans
and comply with the requirements of the Alameda
County Environmental Health Department.
54. Fire Extinguishers. Provide 2A1OBC fire F Prior to CFC
extinguishers in the retail building/car wash. A occupancy
minimum 2A, 20BC fire extinguisher is required
within 75 feet of any pump, dispenser or fill-pipe
opemng. CFC 5202.10. An approved sign in
accordance with the Uniform Fire Code shall be
conspicuously posted above the extinguisher. CFC
1002
55. Knox Box. Provide a Knox box at the main entrance F Prior to CFC 902.4
to the retail building. The Knox box shall contain a occupancy
key that provides access to the tenant space. Order
forms for the Knox box are available at the fire
prevention office at the address above. The key can
be placed in the box during the Fire Department
inspection.
56. Code Compliance. The project shall comply with F Through Fire
Uniform Building and Fire Codes as adopted by the completion
City of Dublin.
PUBLIC WORKS
57. Clarifications and Changes to the Conditions. In PW Prior to approval Public
the event that there needs to be clarification to these of Improvement Works
Conditions of Approval, the Directors of Plans
Community Development and Public Works have
the authority to clarify the intent of these Conditions
of Approval to the Applicant! Developer by a
written document signed by the Directors of
Community Development and Public Works and
placed in the project file. The Directors also have
the authority to make minor modifications to these
conditions without going to a public hearing in order
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for the Developer to fulfill needed improvements or
mitigations resulting from impacts of this proiect.
58. Standard Public Works Conditions of Approval.
ApplicantlDeveloper shall comply with all
applicable City of Dublin Public Works Standard
Conditions of Approval. In the event of a conflict
between the Public Works Standard Conditions of
Approval and these Conditions, these Conditions
shall prevail.
59. Hold HarmlesslIndemnification. The Developer
shall defend, indemnify, and hold harmless the City
of Dublin and its agents, officers, and employees
from any claim, action, or proceeding against the
City of Dublin or its agents, officers, or employees
to attack, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or
any other department, committee, or agency of the
City to the extent such actions are brought within
the time period required by Government Code
Section 66499.37 or other applicable law; provided,
however, that The Developer's duty to so defend,
indemnify, and hold harmless shall be subject to the
City's promptly notifying The Developer of any said
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedings.
60. Conditions of Approval. A copy of the Conditions
of Approval which has been annotated how each
condition is satisfied shall be included with the
submittals to the Public Works Department for the
review of the improvements plans. The notations
shall clearly indicate how all Conditions of
Approval will be complied with, and where they are
located on the plans. Submittals will not be accepted
without the annotated conditions.
61. Title Report. A current preliminary title report
(prepared within the last six months) together with
caples of all recorded easements and other
encumbrances and copIes of Final Maps for
adjoining properties and off-site easements shall be
submitted for reference as deemed necessary by the
City Engineer/ Director of Public Works.
62. Improvements within Existing Easements. The
ApplicantlDeveloper shall obtain written permission
from the beneficiaries of all existing easements
encumbering the site before constructing
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Approval
of Improvement
Plans
Through
completion of
Improvements
and occupancy
of the Buildings
With each
submittal of
Improvement
Plans
Prior to approval
of Improvement
Plans
Prior to approval
of Improvement
Plans
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
improvements within the easement areas if the
proposed improvements are inconsistent with
purpose for which the easement was created. Said
permIssIOn shall be forwarded to the City as
evidence of the ApplicantlDeveloper's right to
construct said improvements.
63. Improvement Agreement and Security. Pursuant
to ~7.16.620 of the Municipal Code, the Applicant
shall obtain a Grading!Sitework Permit from the
Public Works Department that governs the
installation of required site improvements. As a
condition of issuance of said permit, Improvement
Security shall be posted to guarantee the faithful
performance of the permitted work. Such security
shall be in the form of cash, a certified or cashier's
check, a letter of credit, or a permit bond executed
by the applicant and a corporate surety authorized to
do business in California. The amount of the
security will be based on the estimated cost of the
site work (excluding the building). The applicant
shall provide an estimate of these costs for City
review with the first plan submittal.
64. Improvement and Grading Plans. All
improvement, drainage, utility and grading plans
submitted to the Public Works Department for
review/approval shall be prepared in accordance
with the approved SDR, these Conditions of
Approval, and the City of Dublin Municipal Code
including Chapter 7.16 (Grading Ordinance). When
submitting plans for review/approval, the
ApplicantlDeveloper shall also fill-out and submit a
City of Dublin Improvement Plan Review Checklist
(three 8-112" x 11" pages). Said checklist includes
necessary design criteria and other pertinent
information to assure that plans are submitted in
accordance with established City standards. The
plans shall also reference the current City of Dublin
Standard Plans (booklet), and shall include
applicable City of Dublin Improvement Plan
General Notes (three 8-112" x 11" pages). For on-
site improvements, the Applicant! Developer shall
adhere to the City's On-site Checklist (eight 8-112"
x 11 " pages). All of these reference documents are
available from the Public Works Department (call
telephone 925-833-6630 for more information).
The Grading Plan shall be in conformance with the
recommendations of the Geotechnical Report, the
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Prior to issuance
of Grading!
Sitework Permit
Prior to issuance
of Grading!
Sitework Permit
Public
Works
Public
Works
approved SDR, and the City design standards &
ordinances. In case of conflict between the soil
engineer's recommendations and City ordinances,
the City Engineer shall determine which shall apply.
A detailed Erosion Control Plan shall be included
with the Grading Plan. The plan shall include
detailed design, location, and maintenance criteria of
all erosion and sedimentation control measures.
Detailed Engineer's Estimate of improvement costs
shall be submitted with the plans.
65. Grading/Sitework Permit. All improvement work
must be performed per a Grading! Sitework Permit
issued by the Public Works Department. Said
permit will be based on the final set of civil plans to
be approved once all of the plan check comments
have been resolved. Please refer to the handout
titled Grading/Site Improvement Permit Application
Instructions and attached application (three 8-112" x
11" pages) for more information. The
App1icantlDeveloper must fill in and return the
applicant information contained on pages 2 and 3.
The current cost of the permit is $10.00 due at the
time of permit issuance, although the
ApplicantlDeveloper will be responsible for any
adopted increases to the fee amount.
66. Erosion Control during Construction. Applicant!
Developer shall include an Erosion and Sediment
Control Plan with the Grading and Improvement
plans for review and approval by the City Engineer
and/or Public Works Director. Said plan shall be
designed, implemented, and continually maintained
pursuant to the City's NPDES permit between
October 1 st and April 15th or beyond these dates if
dictated by rainy weather, or as otherwise directed
by the City Engineer and/or Public Works Director.
All grading, construction, and development
activities within the City of Dublin must comply
with the provisions of the Clean Water Act. Proper
eroSiOn control measures must be installed at
development sites within the City during
construction, and all activities shall adhere to Best
Management Practices.
67. Water QualitylBest Management Practices.
Pursuant to the Alameda Countywide National
Pollution Discharges Elimination Permit (NPDES)
No. CAS0029831 with the California Regional
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Issuance of
Grading!
Sitework Permit
Issuance of
Grading!
Sitework Permit
and during
construction
Issuance of
Grading!
Sitework Permit
Public
Works
Public
Works
Public
Works
Water Quality Control Board (RWQCB), the
applicant shall design and operate the site in a
manner consistent with the Start at the Source
publication, and according to Best Management
Practices to minimize storm water pollution. All
trash dumpsters and compactors which are not
sealed shall have roofs to prevent contaminants from
washing into the storm drain system. Runoff from
pavement areas shall be directed to biofiltration
swales or other approved post-construction storm
water BMPs. Storm drain markers shall be installed
on all storm drain inlets using an approved marker
available from the Alameda Countywide Clean
Water Program
68. Storm Drain Improvements. Applicant/ Developer
shall construct all required storm drain
improvements in accordance with a site-specific
hydrologylhydraulic analysis and/or as specified by
the Public Works Director. Plans submitted for the
storm drain improvements shall include full
drainage pattern for the entire parking lot.
69. Storm Water Treatment Measures Maintenance
Agreement. Applicant/Developer shall enter into
an agreement with the City of Dublin that
guarantees the property owner's perpetual
maintenance obligation for all storm water treatment
measures installed as part of the project. Said
agreement is required pursuant to Provision C.3.e.ii
of RWQCB Order R2-2003-0021 for the reissuance
of the Alameda Countywide NPDES municipal
storm water permit. Said permit requires the City to
provide verification and assurance that all treatment
devices will be properly operated and maintained.
70. Zone 7 Drainage Fee. The applicant will be
required to pay Zone 7's SDA 7-1 Impervious
surface Area fees for all new hardscape areas.
71. Roof Drainage. Roof drainage shall drain across
bio-swales or into bio-filters prior to entering the
storm drain system. The landscaping and drainage
improvements in the bio-swale and bio-fi1ters shall
be appropriate for water quality treatment. The City
Engineer may exempt specific roofleaders from this
requirement if space limitations prevent adequate
water treatment without creating hazards, nuisance
or structural concerns. Concentrated flows will not
be allowed to drain across public sidewalks.
72. Geotechnical Report and Recommendations. The
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Issuance of
Grading!
Sitework Permit
Issuance of
Occupancy
Permit(s)
Issuance of
Building
Permit(s)
Approval of
Improvement
Plans
Issuance of
Public
Works
Public
Works
Public
Works
Public
Works
Public
Applicant! Developer shall incorporate the
recommendations of the project Geotechnical
Investigations report or as may be amended by
subsequent report, and additional mitigation
measures required by the City Engineer, into the
project design. The Geotechnical Engineer shall
certify that the project design conforms to the report
recommendations pnor to Issuance of a
Grading/Sitework Permit. All report
recommendations shall be followed during the
course of grading and construction.
73. Disabled Parking. All disabled parking stalls shall
meet State Title 24 requirements, including
providing curb ramps at each loading zone. Curb
ramps cannot encroach within the loading/unloading
areas. Disabled stalls shall be conveniently located
and grouped near the primary entrances to each
building. Van accessible stalls shall also be provided
and shall meet State Title 24 requirements.
74. Disabled Access Ramps. The Applicant! Developer
shall install disabled access ramps, and where
necessary replace or retrofit all existing handicapped
ramps, including those located along the project
frontage, to meet current State Title 24
requirements.
75. Vehicle Parking. Applicant shall repair any
distressed areas of pavement within the existing
parking field, then seal and re-stripe the entire
parking field. All parking spaces shall be double
striped using 4" white lines set approximately 2 feet
apart according to Figure 76-3 and 98.76.070 (A) 17
of the Dublin Municipal Code.. All compact-sized
parking spaces shall have the word "COMPACT"
stenciled on the pavement within each space. 12"-
wide concrete step-out curbs shall be constructed at
each parking space where one or both sides abuts a
landscaped area or planter. Wheel stops as necessary
shall be provided at the parking stalls.
76. Sidewalk. The ApplicantlDeveloper shall repair
any damaged sidewalk along the site frontage. Per
Section 1114B.1.2 of the California Building Code,
an accessible and direct route travel shall be
provided between the building and the public
sidewalk on San Ramon Road
77. Signs and Pavement Markings. The Applicant!
Developer shall be responsible for the following on-
site traffic signs and pavement markings:
1. Handicapped parking signs and legends per
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Grading/
Sitework Permit
and during
construction
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
State Title 24 requirements.
Any other signs and markings deemed reasonably
necessary by the City Engineer and/or Public Works
Director during final design and/or construction.
78. Relocation of Existing Improvements/ Utilities. PW
Any necessary relocation of existing improvements
or utilities shall be accomplished at no expense to
the City.
79. Construction Hours. Construction and grading PW
operations shall be limited to weekdays (Monday
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 5:30 p.m. The
ApplicantlDeveloper may request permission to
work on Saturdays and/or holidays between the
hours of 8:30 a.m. and 5:00 p.m. by submitting a
request form to the City Engineer no later than 5:00
p.m. the prior Wednesday. Overtime inspection
rates will apply for all Saturday and/or holiday
work.
80. Construction Noise Management Program! PW
Construction Impact Reduction Plan. Applicant!
Developer shall conform to the following
Construction Noise Management Program!
Construction Impact Reduction Plan. The following
measures shall be taken to reduce construction
impacts:
1. Off-site truck traffic shall be routed as directly
as practical to and from the freeway (1-680) to
the job site. An Oversized Load Permit shall be
obtained from the City prior to hauling of any
oversized loads on City streets.
2. The construction site shall be watered at regular
intervals during all grading activities. The
frequency of watering should increase if wind
speeds exceed 15 miles per hour. Watering
should include all excavated and graded areas
and material to be transported off-site. Use
recycled or other non-potable water resources
where feasible.
3. Construction equipment shall not be left idling
while not in use.
4. Construction equipment shall be fitted with
noise muffling devices.
5. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a
daily basis.
6. Excavation haul trucks shall use tarpaulins or
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Acceptance of
Improvements
by City Council
During
Construction
During
Construction
Public
Works
Public
Works
Public
Works
other effective covers.
7. Upon completion of construction, measures shall
be taken to reduce wind erosion. Repaving
should be completed as soon as possible.
8. After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using
the following methods:
a) All portions of the site shall be sufficiently
watered to prevent dust.
b) On-site vehicle speed shall be limited to 15
mph.
c) Use of petroleum-based palliatives shall
meet the road oil requirements of the Air
Quality District. Non-petroleum based
tackifiers may be required by the City
Engineer.
9. The Department of Public Works shall handle
all dust complaints. The City Engineer may
require the services of an air quality consultant
to advise the City on the severity of the dust
problem and additional ways to mitigate impact
on residents, including temporarily halting
project construction. Dust concerns in adjoining
communities as well as the City of Dublin shall
be addressed. Control measures shall be related
to wind conditions. Air quality monitoring of
PM levels shall be provided as required by the
City Engineer.
10. Construction interference with regional non-
project traffic shall be minimized by:
a) Scheduling receipt of construction
materials to non-peak travel periods.
b) Routing construction traffic through
areas ofleast impact sensitivity.
c) Routing construction traffic to minimIze
construction interference with regional
non-project traffic movement.
d) Limiting lane closures and detours to
off-peak travel periods.
e) Providing ride-share incentives for
contractor and subcontractor personnel.
1) Emissions control of on-site equipment
shall be minimized through a routine
mandatory program of low-emissions tune-
ups.
81. Damage/Repairs. The ApplicantlDeve10per shall
be responsible for the repair of any damaged
pavement, curb & gutter, sidewalk, or other public
street facility resulting from construction activities
190f23
PW
Acceptance of
Improvements
by City Council
Public
Works
associated with the development of the project.
82. Fire Hydrants. The ApplicantlDeveloper shall
construct all new fire hydrants in accordance with
City of Dublin Fire requirements. Final location of
fire hydrants shall be approved by City of Dublin
Fire in accordance with current standards. Raised
blue reflectorized traffic markers shall be epoxied to
the center of the street opposite each hydrant.
83. Occupancy Permit Requirements. Prior to
issuance of an Occupancy Permit, the physical
condition of the project site shall meet minimum
health and safety standards including, but not
limited to the following:
1. The walkways providing access to the building
shall be complete, as determined by the City
Engineer, to allow for safe, unobstructed
pedestrian and vehicle access to and from the
site.
2. All traffic control devices providing access to
the site shall be in place and fully functional.
3. All address numbers for streets providing access
to the buildings shall be in place and visible.
4. Lighting for the site shall be adequate for safety
and security. Exterior lighting shall be provided
for building entrances/exits and pedestrian
walkways. Security lighting shall be provided
as required by Dublin Police.
5. All construction equipment, materials, or on-
going work shall be separated from the public
by use of fencing, barricades, caution ribbon, or
other means approved by the City Engineer.
6. All fire hydrants shall be operable and easily
accessible to City and City of Dublin Fire
personnel.
7. All site features designed to serve the disabled
(i.e. H1C parking stalls, accessible walkways,
signage) shall be installed and fully functional.
84. Refuse Collection. The Applicant! Developer shall
provide designated refuse collection areas for the
project, subject to approval by the appropriate solid
waste collection company prior to approval of
improvement plans. All refuse collection areas shall
be screened from public view and shall have roofs to
protect against rainwater intrusion and floor drains
connected to the sanitary sewer system to collect
runoff from periodic washdown.
The refuse collection service provider shall be
200f23
PW
PW
PW
Prior to issuance
of Occupancy
Permits
Prior to issuance
of Occupancy
Permit
Issuance of
Building Permit
Public
Works
Public
Works
Public
Works
consulted to ensure that adequate space is provided
to accommodate collection and sorting of
putrescible solid waste as well as source-separated
recyclable materials generated by this project.
85. Required Permits. An encroachment permit from
the Public Works Department may be required for
any work done within the public right-of-way.
Developer shall obtain all permits required by other
agencies including, but not limited to Alameda
County Flood Control and Water Conservation
District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans and provide copies
of the permits to the Public Works Deoartment.
86. Public Improvements. All public improvements
constructed by Developer and to be dedicated to the
City are hereby identified as "public works" under
Labor Code section 1771 unless the Public Works
Director specifically determines otherwise III
writing. Accordingly, Developer, in constructing
such improvements, shall comply with the
Prevailing Wage Law (Labor Code. Sects. 1720 and
following).
PW
PW
DUBLIN POLICE SERVICES
87. Non Residential Security Ordinance PO
requirements. The Applicant/Developer shall
comply with all applicable City of Dublin Non
Residential Security Ordinance requirements.
88. Security Plan Required. The Applicant! PO
Developer shall submit a Security Plan for the site
for review by Dublin Police Services prior to
occupancy. The Plan shall include information on:
I. Alarm systems
2. Camera systems
3. Key control
4. A completed "Business Site Emergency
Response Card"
5. Employee safety/security training
DSRSD (DUBLIN SAN RAMON SERVICES DISTRICT)
89. Improvement Plan Submittal. Prior to issuance of DSRSD
any Building Permit by the City of Dublin, complete
improvement plans shall be submitted to DSRSD
that conform to the requirements of the Dublin San
Ramon Services District Code, the DSRSD
"Standard Procedures, Specifications and Drawings
for Design and Installation of Water and Wastewater
21 of23
Various Times
and Prior to
Issuance of
Building Permit
Acceptance of
Improvements
by City Council
On-going
Occupancy
.
Issuance of any
building permit
Public
Works
Public
Works
Police
Police
DSRSD
Facilities", all applicable DSRSD Master Plans and
all DSRSD policies.
90. Fees. Prior to issuance of any Building Permit by the DSRSD
City of Dublin or any Construction Permit by
DSRSD, whichever comes first, all utility connection
fees including DSRSD and Zone 7, plan checking
fees, inspection fees, connection fees, and fees
associated with a wastewater discharge permit shall
be paid to DSRSD in accordance with the rates and
schedules established in the DSRSD Code.
91. Improvement Plan Approval for DSRSD DSRSD
Facilities. Prior to issuance of any Building Permit
by the City of Dublin or any Construction Permit by
the DSRSD, whichever comes first, all improvement
plans for DSRSD facilities shall be signed by the
District Engineer. Each drawing of improvement
plans shall contain a signature block for the District
Engineer indicating approval of the sanitary sewer
or water facilities shown. Prior to approval by the
District Engineer, the applicant shall pay all required
DSRSD fees, and provide an engineer's estimate of
construction costs for the sewer and water systems,
a performance bond, a one-year maintenance bond,
and a comprehensive general liability insurance
policy in the amounts and forms that are acceptable
to DSRSD. The applicant shall allow at least 15
working days for final improvement drawing review
by DSRSD before signature by the District
Engineer.
92. Utility Construction Permit. No sewer or water DSRSD
line construction shall be permitted unless the
proper utility construction permit has been issued by
DSRSD. A construction permit will only be issued
after all DSRSD conditions have been satisfied.
93. Indemnification. The Applicant shall hold DSRSD, DSRSD
it's Board of Directors, commissions, employees,
and agents of DSRSD harmless and indemnify and
defend the same from any litigation, claims, or fines
resulting from the construction and completion of
the project.
OTHER CONDITIONS
94. Construction, Ingress and Egress, and PL, PW
Maintenance Easement. The ApplicantlDeveloper
shall obtain any and all necessary easements for the
construction, ingress and egress, and maintenance of
a driveway sufficient to allow vehicular and fuel
truck access (ingress and egress) to and from San
Ramon Road, which easement(s) shall be in a form
220f23
Issuance of any
permit
Issuance of any
permit
On-going
Occupancy
DSRSD
DSRSD
DSRSD
DSRSD
Planning
and Public
Works
satisfactory to the City Attorney. Such easement(s)
shall be m addition to any rights granted by
Easement Agreement 2004476257 dated
10/25/2004.
95. Driveway Design - San Ramon Road. PL Occupancy Planning
Modifications to the design of the driveway south of
the project on San Ramon Road (APN 941-0164-
003-03), as approved under Ordinance 19-04 and
City Council Resolution 81-04 for the San Ramon
Village Plaza project, are subject to review and
approval by the City in accordance with the Dublin
Zoning Ordinance. Such approval is required prior
to commencing construction on modifications to this
area.
96. Driveway Construction. Prior to occupancy, PL Occupancy Planning
construction for the driveway south of the project on
San Ramon Road shall be complete and the
driveway shall be open and operational.
PASSED, APPROVED, AND ADOPTED this 28th day of November 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2006106-013 Shell Gas Station RemodellPCIPC Reso CUP _SDR 11-28-06.DOC
23 of 23
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15 ~ 17 ~ I
DRAWING INDEX
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M
L
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C AND J CORPORATION
SERVICE STATION RAZE AND RE-BUIL T
NEW CONVENIENCE STORE, CARWASH AND FUELING FACILITY
8999 SAN RAMON ROAD. ALCOSTA
DUBLIN, CALIFORNIA
~
H
a
AB8AEVlATlONS
PROJECT DIRECTORY
SCOPE OF WORK SUMMARY
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t:"'IIIEl'l8l'e'fEfENTATh'B
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SITE PLAN
PREllloltNARyr;RADINGjDRA.r-.AGCA'IDUTllIIYP'.A'I
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I'LEVATlO'lS
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DUBLIN PLANNING
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11_a_06 ISSUED TO PLANNING FOR C.u.p. & SDR REVIEW
7-7-06 PLANNING/ClIENT REVIEW CQlAloIENT5
5-B-06 F"INAL REVlEW COlollolENTS
4-6-06 RE ISSUED TO PLANNING F"OR CUP W/ RESPONSES
12!13/0SISSUEDTOPLANNINGOEPARThlENTFORCUP
1l/22/0~ ISSUED TO CLIENT
DATE REVlSlONS/......ESTONES
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COVER SHEET
NEW CONVEf'.IENCE STORE, CAAWASH AND RJEUNG FACL TY C
8999 SAN RAMON ROAD
DUBLlN,CA
C AND J COX
CORPORATION
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ARCHITECTURE. ENGINEERING. ENVIRONMENTAL SERVICES
"37 N. "'cDOWELl BLVD PE1ALlJloIA, CA g4904 (707) l6~-'66Q
JOHN ~. JO">;SON, ARCHII'(Cl ~ICHAEL 8URC,SS, cl"L ,'ICIN[[~
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DIVISiON 5 - METALS
5' SH~ET l,l[TilL FASCIA (8Y STEEL FASRICATOR)
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THERMAL AND MQI$TUIlE PROTEcnON
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FIRE DEPARTMENT TELEPHONE NU~sER 911
5390 GREAT A~ERICA PARKWAY
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4-6-06 RE-ISSUED TO PLANNING FOR C.U,P. w/ RESPONSES "'S
12/13/05 ISSUED TO PLANNING DEPART~ENT FOR C,U,P Rt,lF
11/22/05 ISSUED TO CLIENT R~F
OATE AEVlSlONS/ML..ESTONES MOFl
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NEW CONVENIENCE STORE. CAAWASH A~ RJEUNG FACLTY C
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1137N. !,I<DO~L,8LI'J P(TAL\,J"'A.CA 94954 (707) 765-1660
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n<ER~AL A"lO ~OISTURE PROTECTION
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cb , IIINDOWIllIN;Ti'P 8999 SAN RAMON ROAD
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CORPORATION
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II ~7 N. ,",cOO\Y(lL BL va PETALWt.lA.,rA 94954 (?O7)765-1660
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ARCHITECTURE. ENGINEERING. ENVIRONMENTAL SERVICES
"J7" l,!cDO"'l:LL 8LVD PETALUr.lA. C~ 9~954 (707) 765-165-J
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PARTICAL SITE PLAN WITH
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NEW CONVENENCE STORE, CARWASH AND FUEUNG FACL TY C
8999 SAN RAMON ROAD
DU8LIN, CA
C AID J COX
CORPORA TIOI
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ARCHITECTURE. ENGINEERING. ENVIRONMENTAL SERVICES
'137 N ,",cDOWl:LL 8LvtJ. PETALU"'A. ell, 9'9~4 (707) 765-1660
JOHNWJOHNSON.ARCHI!'ECT l,lIC'1A[LL8URG<:5S,C:Io1L[NGIN[ER
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IN..ESS INIT1ALED AND DATED DATE<~
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GENERAL NOTES
1 ALLPUNnNG .o.R(AS, $HAllSE TOPDRESSEDI"HHA2"(IoIINIt,jUIol)DEEPlAY'ERIY
I/Z"-l" VlESrERN r1R BARK OR EQU,I,l
2 REfER TO/JlCHITECTURAl. ^NO CI'IlL PLANS fOR DESCRIPnONS Of ELElolENTS NOT
IIiOENnflEDONTHISPLAN
3 OBSERVE THE fOUOWNC MI'III.!Ur.I SET8^Cl< DISTANCES fOR PLA'ITINC
if 0 5 10 20 30 40
ff(8~
LtEAR CClf'Pffi t.ESH ROOT
BAffER SPECFED. QQ....OOI USE
PLASTIC BOX 8AfI=lERS.
BETWEEN STREET mEES
-30FT
DRIVEWAVCUTSANDFIREHYQRANTS
UnUTY BOXES, IoIANHOU AND OTHER UnUTY VAULTS, I{LEPHONE
ANOOTHERUTIUTYPOlES,G^S AND \IIAI{RI,IETER,ANDt.lAI'IS
NOT FOR CONSTRUCTION
TIESE DRA'MNGS ARE l.N:lEA fEVEW Ate
SUB...eCT TO FEVISIONS. IT IS TIE CONTRACTOR'S
FESPONSI3l.ITY TO OBT~ ANAL DRA\\'N3S,
(NTlALED N TITLE BLOCK), 8EFOFE FtW.IZNa
80S OR ~ CONSTRUCTION.
_ 7fT
- 5FT
WATER CONSERVATION CONCEPT
~ ALL SURFAa': A'IO SUB-SURFACE SWALES. ORAI'I^GE STRUCTuRES AND P^TTERNS SHALL
BEl.IAlNIAlNEO
5 A UCENSEDLA'IDSCAPE IoIAINf['IANCE CONTRACTOR 'IIlLL BERE!AiNED IOPERFDRl.I ROUfiNE
t.lAINTE'IA'ICEDUTlES
6 LOCATIONS AND OUA'ITlTlES Of EXISTING LANOSCAP[l.I^TERIAl.S ARE APPROXlloIATE
7 ~lArollE~ S(JIL 'i.HAU II. ^l.IllolDtD AS O.SCRIBlO BY A L^BDRAIDRY SOIL AN^LYSlS
R:\O,-'ENT\J.ANO\tlOTES\0290tl12C
t.ONt.FPT ~TATFMfNT
A COMBINATION Of DRIP, BUBBLERS AND/OR LOW GALLONAGE SPRAYS SHALL
!3EINSIALLEDINALLPLANTERS IRRIGATIONSYST[MSSHALL8EEOUIPP(l)
I',lTHACONTROlLERCAPABLEOFDUALPROGRAl.IMING PLANTS SHALL
BE GROUPED INTO "HYDROZONES" AND IRRIGATED SEPARATELY FROl.l THO~F
WITH DifFERENT WATER REOUIREMENTS
PYRUS
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FORE~CHHYDR!ON, (~. ?
WATER U-,f rOR 'AC'~ II'O~)ZOr-E S E"TMATEO '11TH 'Hf f:) OMNG U~M IA. TREES
U'I"J (HYOROZONl i!;~QL~llil.. 1---- 15 GAL 6 18 PHOTlNIA fRASERI (Srol
liEl / 1----+__ ___ __
WHERE ~~ ~ --_I--- 15 GAL I 30
EWlJ (HYDROZONE) ~ EST1~ATEO WAfER USE (GAL/Yfl) t--- ~_ _____
~;o ~ ~ p~~~~R~~5f A~~~~~~~~~S:~~~~lgN (INCHES/Yfl) JO
HA~HYDROZONEAREA(SF) ( ~t--t--I ~~~~_~_
62 ~ CONVERSION FACTOR 0
IE ~ IRRIGATION EFFICIENCY
NO EFFECTiVE PRECIPITATION IS ASSUMED IN THESE ESTlMAlfS I~SH""'S
REFERENCE EVAPomANSPIRAflON (ETO) FOR THIS PROJECT IS 472
HYDROlONEL{LA'Ml) (2) 5CAl 38
PF-08 .
~A __ 80 ~O S.F EII'U (L) ~ 47.2( 8) (,8~ ( 62) 0 GAL/Yfl I-- 5 GAL 19
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IE - BOX (.8) _~__ ~ \(f
H~R~lgN3E S(DROUGHT TOLERANT SHRUBS) 0 1 GAL 74
HA ~ ~566 S.F E~ 151 _ 472(3) 4566 (62) _ 1,/
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'VARIECATA
EXlsnNG SHRUBS TO REMM.
ESTIMATED TOTAL WATER USE _
50107
GAl/Yfl
EXISnNGSHRUBSr08EREloIOVEO
MAXIMUM APPUED WA TER ALLOWANCE
(ETO) (,8) (lANDSCAPE AREA) (.62) _ MA,W,A
47,2 (.8) 4566 (.62) ~ 106896 GAl/YR
Esm.lATED WATER USE IS ~7 ,r; OF M.A.W.A
.'ES
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CORPORA TION
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/0\ DATE
REVISloNS/t.Al..ESTOfES
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PRELIMINARY LANDSCAPE PLAN
(E)f'EAR
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IrEW CONVENIENCE STORE, CARWASH AN) RJEUNG FAClLTY c
8999 SAN RAMON ROAD
DU8lJN,CA
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LANTANA
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~ ARCHITEcrURE. ENGINEERING. ENVIRONMENTAL SERVICES
1137 N, l.IcDOwe:u BL\iO, PETAlUMA, CA 94954 (707) 765-1650
o.ovr INe JCX"IN W. JOHNSON, ARCHIl"ECT t.lICH~EL L, BURCESS, CIVIL ENGlNEER
JUNIPERUS
HEMEROCAWS
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IN..ESS NTlAlED >>0 DATED:
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NORTHWEST ELEVATION
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"MIDNIGHT"
SHELL RED
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SilER WIN WILLIAMS #6232
"MISTY"
NORTHEAST ELEVATION
C .ANI> J COX CORP-
8999 SAN" R..A1VlON" ROAD
ALCOST A
DUBLIN", CA
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SOUTHEAST ELEVATION
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-^LCOST A
DUBLIN, CA
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8999 SAN RAlVlON ROAI>
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RESOLUTION NO. 06-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A REZONE FROM C-N,
NEIGHBORHOOD COMMERCIAL TO C-2, GENERAL COMMERCIAL FOR THE ALCOST A
SHELL SERVICE STATION AT 8999 SAN RAMON ROAD
APN 941-0164-001-07 and 941-0164-003-02
PA 06-013
WHEREAS, the Applicant, Kathy Kotulak-Hemmen of C&J Cox Corporation, on behalf of the
property owners Carl A. and Jan A. Cox of Cox-Tracy, Inc., has requested approval of a Rezone to allow
for the establishment of a new mini-mart and car wash in conjunction with the Alcosta Shell Service
Station reconstruction/remodel at the southeast corner of San Ramon Road and Alcosta Boulevard; and
WHEREAS, the site is currently zoned C-N, Neighborhood Commercial and does not allow for
the establishment of a mini-mart or car wash; and
WHEREAS, the Applicant is requesting the site be rezoned to C-2, General Commercial which
allows for the establishment of a mini-mart in conjunction with a service station and also allows the
establishment of a car wash with approval of a Conditional Use Permit; and
WHEREAS, a complete application was submitted and is available and on file in the Community
Development Department; and
WHEREAS, the application also includes a request for a Conditional Use Permit and Site
Development Review for the expansion/remodel of an existing service station which would include a new
mini-mart, automated car wash and canopy structure over six new fuel dispensers located on a 23,747
square foot site (the "Project"); and
WHEREAS, in accordance with Section 15063 of the California Environmental Quality Act
(CEQA), an Initial Study was prepared to determine whether the Project as a whole would have a
significant effect on the environment; and
WHEREAS, based on the Initial Study it was determined that the Project would not have a
significant effect on the environment therefore a Negative Declaration has been prepared; and
WHEREAS, the Negative Declaration, dated June 6, 2006 ("Draft ND"), was circulated for
public review and comment June 6, 2006 to June 26, 1006 (20 days) during which time no comments
were received by the public; and
WHEREAS, the Negative Declaration is hereby incorporated by reference and is attached as
Exhibit A of Attachment 3 to the November 28, 2006 Planning Commission Agenda Statement; and
WHEREAS, the City of Dublin Planning Commission ("Planning Commission") held a public
hearing on said applicatiOl1'on November 28, 2006; and
lof3
ATTACHMENT 2
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
recommend City Council approval of the Rezone; and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered
all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does
hereby make the following findings and determinations regarding the Rezone request:
1. The Project meets the purpose and intent of Chapter 8.24 of the Zoning Ordinance in that: it
will provide the continued use and reconstruction/remodel of the existing senJice station along
major transportation corridors (1-680) and intersections (San Ramon Road @ Alcosta
Boulevard).
2. The Alcosta Shell Service Station Remodel/Expansion project will modernize the outdated
service station to meet the current needs and demands of the general public.
3. Additional landscaping will be installed throughout the site as part of the project which will
enhance the appearance of the structures from the street and adjacent properties.
4. Since the project site is located along the border of the Cities of Dublin and San Ramon, the
expansion of the existing service station will provide employment opportunities for existing
and future residents of the City and those of adjacent communities.
5. The proposed amendment would be harmonious and compatible with existing and potential
development in surrounding areas in that: 1) the existing use as a service station would remain
the same; and 2) the proposed reconstruction/expansion of the existing service station will
remain consistent with the surrounding commercial and residential development.
6. The subject site is physically suitable for the type, intensity of the zoning district being
proposed in that: 1) the existing and proposed use types are the same, with the exception of the
addition of a mini-mart; 2) all of the components of the project are appropriate for the project
site; and 3) the service station, including the mini-mart and carwash conforms to the General
Plan land use and density requirements for Retail/Office.
7. The proposed amendment will not adversely affect the health or safety if persons residing or
working in the vicinity, or be detrimental to the public health, safety and welfare, in that: 1) the
proposed modifications to the existing senJice station will be required to comply with all
current building, fire and safety codes; and 2) the use will not change from the existing use.
8. The proposed amendment is consistent with the Dublin General Plan, which designates the
property as Retail/Office.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
recommend that the City Council adopt an Ordinance approving the Rezone request for PA 06-013, the
A\costa Shell Service Station reconstruction/expansion project, and make all required findings.
20f3
PASSED, APPROVED AND ADOPTED this 28th day of November 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\P A#\2006106-O 13 Shell Gas Station RemodellPCIPC Reso Rezone 11-28-06.doe
30f3
ORDINANCE NO. XX - 06
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * * * * * * * * *
APPROVING A REZONE FOR THE ALCOST A SHELL SERVICE STATION PROPERTY
LOCATED AT 8999 SAN RAMON ROAD FROM C-N, NEIGHBORHOOD COMMERCIAL
TO C-2, GENERAL COMMERCIAL
PA 06-013
The City Council of the City of Dublin does ordain as follows:
SECTION 1: FINDINGS
A. Pursuant to Sections 8.24.0 I 0 and 8.24.020.D of the Dublin Municipal Code, the City Council finds as
follows:
I. The Project meets the purpose and intent of Chapter 8.24 of the Zoning Ordinance in that it will
provide the continued use and reconstruction/expansion of the existing service station along
major transportation corridors (1-680) and intersections (San Ramon Road @ Alcosta
Boulevard). .
2. The Alcosta Shell Service Station Remodel/Expansion project will modernize the outdated
service station to meet the current needs and demands of the general public.
3. Additional landscaping will be installed throughout the site as part of the project which will
enhance the appearance of the structures from the street and adjacent properties.
4. Since the project site is located along the border of the Cities of Dublin and San Ramon, the
expansion of the existing service station will provide employment opportunities for existing
and future residents of the City and those of adjacent communities.
B. Pursuant to Sections 8.120.050.A and 8.12.050.B of the Dublin Municipal Code, the City Council
finds as follows:
I. The proposed amendment would be harmonious and compatible with existing and potential
development in surrounding areas in that: I) the existing use as a service station would remain
the same; and 2) the proposed reconstruction/expansion of the existing service station will
remain consistent with the surrounding commercial and residential development.
2. The subject site is physically suitable for the type, intensity of the zoning district being
proposed in that: I) the existing and proposed use types are the same, with the exception of the
addition of a mini-mart; 2) all of the components of the project are appropriate for the project
site; and 3) the service station, including the mini-mart and carwash conforms to the General
Plan land use and density requirements for Retail/Office.
3. The proposed amendment will not adversely affect the health or safety if persons residing or
working in the vicinity, or be detrimental to the public health, safety and welfare, in that: 1) the
proposed modifications to the existing service station will be required to comply with all
current building, fire and safety codes; and 2) the use will not change from the existing use.
lof3
EXHIBIT A
4. The proposed amendment is consistent with the Dublin General Plan, which designates the
property as Retail/Office.
C. Pursuant to the California Environmental Quality Act, the Planning Commission adopted a Negative
Declaration for the Project on July 27, 2006, incorporated herein by reference.
SECTION 2. MAP OF THE PROPERTY
Pursuant to Chapter 8.120, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map
is amended to rezone the following property ("the Property") from C-N (Neighborhood Commercial) to a .
C-2 (General Commercial) Zoning District:
An approximately 23,747 square foot site located at 8999 San Ramon Road, east of San
Ramon Road, south of Alcosta Boulevard and north and west of the San Ramon Village
Shopping Center and Willow's Residential Development. (APN: 941-0164-001-07 and 941-
0164-003-02).
A map of the rezoning area is shown below:
Vicinity Map
SECTION 3. APPROVAL
20f3
The regulations for the use, development, improvement, and maintenance of the Propel1y are set forth in
the Chapter 8.24 of the City of Dublin Municipal Code (Dublin Zoning Ordinance), Commercial Zoning
Districts.
SECTION 4. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk
of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City
of Dublin in accordance with Section 36933 of the Government Code of the State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _ day of
, 2006, by the following votes
AYES:
NOES:
ABSENT:
ABSTAIN:
Janet Lockhart, Mayor
ATTEST:
Fawn Holman, City Clerk
G:\PA#\2006\06-013 Shell Gas Station Remodcl\CC\CC ORD\FINAL - Rezone Ord.DOC
30f3
RESOLUTION NO. 06 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION FOR
THE ALCOSTA SHELL SERVICE STATION PROJECT AT 8999 SAN RAMON ROAD
APN 941-0164-001-07 and 941-0164-003-02
PA 06-013
WHEREAS, the Applicant, Kathy Kotulak-Hemmen of C&J Cox Corporation, on behalf of the
property owners Carl A. and Jan A. Cox of Cox-Tracy, Inc., has requested approval of a Rezone,
Conditional Use Permit and Site Development Review for the reconstruction and remodel of an existing
service station which includes a new mini-mart, automated car wash and canopy structure over six new
fuel dispensers located on a 23,747 square foot site known as the Alcosta Shell Service Station at the
southeast comer of Alcosta Boulevard and San Ramon Road; and
WHEREAS, a complete application was submitted and is available and on file in the Community
Development Department; and
WHEREAS, in accordance with Section 15063 of the California Environmental Quality Act
(CEQA), an Initial Study was prepared to determine whether the Project as a whole would have a
significant effect on the environment; and
WHEREAS, based on the Initial Study it was determined that the Project would not have a
significant effect on the environment therefore a Negative Declaration has been prepared; and
WHEREAS, the Negative Declaration, dated June 6, 2006 ("Draft ND"), was circulated for
public review and comment June 6, 2006 to June 26, 1006 (20 days) during which time no comments
were received by the public; and
WHEREAS, the Negative Declaration is attached as Exhibit A of this Resolution; and
WHEREAS, the City of Dublin Planning Commission ("Planning Commission") held a public
hearing on said application on November 28, 2006; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
recommend City Council approval of the Negative Declaration; and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered
all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does
hereby make the following findings and determinations regarding the Negative Declaration:
lof2
Attachment 3
A. The Dublin Planning Commission reviewed and considered the Negative Declaration
prior to recommending approval of the Project.
B. The Initial Study/Negative Declaration determined that the Project will not have a
significant effect on the environment. There is no substantial evidence in light of the
whole record before the City that the project will have a significant effect upon the
environment.
C. The Negative Declaration has been completed in compliance with CEQA, CEQA
Guidelines and the City of Dublin Environmental Guidelines.
D. The Negative Declaration is complete and adequate and reflects the City's independent
judgment and analysis as to the environmental effects of the proposed expansion/remodel
Project.
BE IT FURTHER RESOLVED that based on the above findings, the Planning Commission
hereby recommends that the City Council adopt the Negative Declaration for PA 06-013, the Alcosta
Shell Service Station reconstruction/expansion project, and make all required findings.
PASSED, APPROVED, AND ADOPTED this 28th day of November 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABST AIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:IPA#\2006\06-013 Shell Gas Station RemodellPCIPC Reso Neg Dee.DOC
20f2
Draft
Alcosta Shell Expansion/Remodel
Initial Study and Negative Declaration
File No.:
PA 06-013
Lead Agency:
City of Dublin
100 Civic Plaza
Dublin, CA 94568
June 6, 2006
Public Review period: June 6,2006 to June 26, 2006
EXHIBIT A
TABLE OF CONTENTS
Introduction.................................................................................................................. ................................. I
Project Description and Context ...................................................................................................................2
Environmental Factors Potentially Affected................................................................................................. 4
Determination .............................................................................................................................. ................. 5
Evaluation of Environmental Impacts............................................................................. ................... ........... 8
Discussion of Checklist............................................................................................................................... 17
I.
II.
Ill.
IV.
V.
VI.
VII.
VIII.
IX.
X.
XI.
XII.
XIII.
XIV.
XV.
XVI.
XVII.
Aesthetics............................................................................................................................ 17
Agricultural Resources........................................................................................................ 17
Air Quality .......................................................................................................................... 18
Biological Resources........................................................................................................... 20
Cultural Resources................................................................................... ...........................20
Geology and Soils ...............................................................................................................21
Hazards and Hazardous Materials.......................................................................................22
Hydrology and Water ..........................................................................................................22
Land Use Planning .............................................................................................................. 22
Mineral Resources.........................................................................................:.................... 22
Noise........................................................................................................................ ...........23
Population and Housing...................................................................................................... 23
Public Services......................................................................................................... ...........24
Recreation............................................................................................. ............... ...............24
Transportation/Traffic......................................................................................................... 24
Utilities and Service Systems..............................................................................................25
Mandatory Findings of Significance ................................................................................... 25
Background Information........................................................................................... .................................. 26
Draft Negative Declaration ......................................................................................................................... 27
Project Description and Context
The Alcosta Shell Service Station is located on the Southeast comer of San Ramon Road and Alcosta
Boulevard and West of Interstate 680. The parcel is approximately 23,747 square feet and is adjacent to
the San Ramon Village Shopping Center. The existing service station was approved by the Alameda
County Planning Commission on August 27, 1969. Over the years, various applications have been
approved for improvements to the facility, including the approval of the existing carwash in 1981.
The applicant/property owner requests a Rezone, Conditional Use Permit and Site Development review
to demolish the existing cashier kiosk, fuel dispenser, canopy, carwash and restrooms and construct a
new 2,162 square foot convenience store, a 1,264 square foot new automated car wash, new fuel
dispensers and new canopy cover at 8999 San Ramon Road.
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, P A 06-013
Page 2 of 24
Introduction
This Initial Study has been prepared in accordance with the provisions of the Califomia Environmental
Quality Act (CEQA) and the CEQA Guidelines adopted by the City of Dublin. The Initial Study assesses
the potential environmental impacts of implementing the proposed project described below. The Initial
Study consists of a completed environmental checklist, and a brief explanation of the environmental
topics addressed in the checklist.
1. Project title: Alcosta Shell Station
2. Lead agency name and address: City of Dublin
Planning Division
100 Civic Plaza
Dublin, CA 94568
3. Contact person and phone number: Linda Ajello, AICP, Associate Planner (925) 833-6610
4. Project location: 8999 San Ramon Road, Dublin, CA 94568
5. Assessors Parcel Number(s): 941-0164-003-02,01
6. Project sponsor's name and address: Kathy Kotulak Hemmen, Consultant
C&J Cox Corporation
4431 Stoneridge Drive
Pleasanton, CA 94588
7. General Plan designation: Retail/Office
8. Zoning: Neighborhood Commercial (CN)
9. Specific Plan designation: N/A
10. Description of project: (Describe the whole action involved, including but not limited to later
phases of the project, and any secondary, support, or off-site features necessary for its
implementation. Attach additional sheets if necessary.)
Rezoning, Conditional Use Permit and Site Development Review approval to demolish the existing
car wash, cashier kiosk and canopy cover and construct a new 2,162 square foot convenience store,
a 1,264 square foot new car wash and new canopy cover at 8999 San Ramon Road.
The site is currently zoned Neighborhood Commercial (C-N) and will need to be rezoned to General
Commercial (C-2) in order to allow for the new mini-mart and carwash. The existing car wash was
approved in 1981 and is "grand fathered" in under an earlier version of the City of Dublin Zoning
Ordinance, but since it will be demolished and reconstructed/expanded, the current zoning
regulations apply.
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 3 of 24
11. Surrounding land uses and setting: Briefly describe the project's surroundings:
The property is located at the comer of Alcosta Boulevard and San Ramon Road, on the border of
the Cities of Dublin and San Ramon. Immediately adjacent to the Service Station is a mixed-use
commercial and multi-family development (San Ramon Village Plaza). Across San Ramon Road
there is a single family housing development and across Alcosta Boulevard, within the City of San
Ramon, there is a commercial shopping center and service station.
12. Other public agencies whose approval is required: (e.g., permits, financing approval, or
participation agreement.)
Dublin San Ramon Services District (DSRSD)
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
D Aesthetics
D Agriculture Resources
D Air Quality
D Biological Resources
D Cultural Resources
D Geology /Soils
D Hazards & Hazardous MaterialsD Hydrology / Water Quality
D Land Use / Planning
D Mineral Resources
D Noise
D Population / Housing
D Public Services
D Recreation
D Transportation/Traffic
D Utilities / Service Systems
D Mandatory Findings of Significance
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, P A 06-013
Page 4 of 24
DETERMINA TION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
_ I find that the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
D I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because revisions in the project have been made by or agreed
to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
D I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENT AL IMPACT REPORT is required.
D I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect I) has been adequately
analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by
mitigation measures based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain
to be addressed.
D I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature
Date
Linda Aiello, AICP, Associate Planner
Printed name
For
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, P A 06-013
Page 5 of24
EV ALVA TION OF ENVIRONMENTAL IMP ACTS:
I) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each question.
A "No Impact" answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault
rupture zone). A "No Impact" answer should be explained where it is based on project-specific
factors as well as general standards (e.g., the project will not expose sensitive receptors to
pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist
answers must indicate whether the impact is potentially significant, less than significant with
mitigation, or less than significant. "Potentially Significant Impact" is appropriate ifthere is
substantial evidence that an effect may be significant. Ifthere are one or more "Potentially
Significant Impact" entries when the determination is made, an ElR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to
a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures from
Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process,
an effect has been adequately analyzed in an earlier ElR or negative declaration. Section
l5063( c )(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures
based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were incorporated or
refined from the earlier document and the extent to which they address site-specific
conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated.
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 6 of 24
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impact to less than significance
Environmental Impacts. The source of determination is listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist. A full discussion of each item is
found following the checklist
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a scenic vista?
(Source: 1,3)
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway? (Source: 1,3)
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
(Source: 1,2, 3)
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
(Source: 2)
II. AGRICULTURE RESOURCES -- In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
Califomia Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California Dept.
of Conservation as an optional model to use in assessing
impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
Page 7 of 24
City of Dublin
Initial Study & Negative Declaration
A1costa Shell Expansion, P A 06-013
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
of Statewide Importance (Farmland), as shown on the maps X
prepared pursuant to the Farmland Mapping and Monitoring
Program of the Califomia Resources Agency, to non-
agricultural use? (Source: I, 2)
b) Conflict with existing zoning for agricultural use, or a X
Williamson Act contract? (Source: 1,4)
c) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of X
Farmland, to non-agricultural use?
(Source: 1,2)
III. AIR QUALITY -- Where available, the significance
Criteria established by the applicable air quality
Management or air pollution control district may be
Relied upon to make the following determinations. Would
The project:
a) Conflict with or obstruct implementation of the X
applicable air quality plan?(Source: 2)
b) Violate any air quality standard or contribute X
substantially to an existing or projected air quality
violation? (Source: 2 )
c) Result in a cumulatively considerable net increase of X
any criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient
air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
(Source: 2)
d) Expose sensitive receptors to substantial pollutant X
concentrations?(Source: 2)
e) Create objectionable odors affecting a substantial X
number ofpeople?(Source: 2, 3)
IV. BIOLOGICAL RESOURCES -- Would the project:
a) Have a substantial adverse effect, either directly or
City of Dublin
Initial Study & Negative Declaration
A!costa Shell Expansion, PA 06-013
Page 8 of 24
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 ofFish and Game or U.S. Fish and Wildlife
Service? (Source: I, 2, 3)
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 ofFish and Game or US Fish and Wildlife
Service? (Source: I, 2, 3)
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological
interruption, or other means? (Source: I, 2)
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
(Source: I, 2)
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance? (Source: 1, 2)
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? (Source: I, 2)
V. CULTURAL RESOURCES -- Would the project:
a) Cause a substantial adverse change in the significance
of a historical resource as defined in 915064.5?
(Source: I, 2)
b) Cause a substantial adverse change in the significance
of an archaeological resource pursuant to 915064.5?
(Source: I, 2)
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, P A 06-0 I 3
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
Page 9 of 24
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
c) Directly or indirectly destroy a unique paleontological X
resource or site or unique geologic feature? (Source: I, 2)
d) Disturb any human remains, including those interred X
outside of formal cemeteries? (Source: 1, 2)
VI. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to 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 X
issl)ed 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. (Source: 1,2,4)
X
ii) Strong seismic ground shaking? (Source: 1, 2)
iii) Seismic-related ground failure, including liquefaction? X
(Source: 1, 2)
iv) Landslides? (Source: 1,2) X
b) Result in substantial soil erosion or the loss of topsoil? X
(Source: 1,2)
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and X
potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
(Source: I, 2)
d) Be located on expansive soil, as defined in Table 18-1-8 X
of the Uniform Building Code (1994), creating substantial
risks to life or property? (Source: 1,2)
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems X
where sewers are not available for the disposal of waste
City of Dublin
Initial Study & Negative Declaration
AIcosta Shell Expansion, PA 06-013
Page 10 of24
water? (Source: I, 2)
VII. 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? (Source: I, 2)
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? (Source: 1,2)
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
(Source: I, 2)
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? (Source: I, 2)
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? (Source: I, 9)
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
residing or working in the project area? (Source: 1,9)
g) Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan? (Source: I, 2)
h) Expose people or structures to a significant risk ofloss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
x
x
x
x
x
x
x
x
Page 11 of24
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
residences are intermixed with wildlands? (Source: 1,2)
VIII. HYDROLOGY AND WATER QUALITY -
Would the project:
a) Violate any water quality standards or waste discharge X
requirements? (Source: 2)
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of X
the local groundwater table level (e.g., the production
rate of pre-existing nearby wells would drop to a level
which would not support existing land uses or planned
uses for which permits have been granted)? (Source: 1,2)
c) Substantially alter the existing drainage pattem of the
site or area, including through the alteration of the X
course of a stream or river, in a manner which would
result in substantial erosion or siltation on- or off-site?
(Source: I, 2, 3)
d) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the X
course of a stream or river, or substantially increase the
rate or amount of surface runoff in a manner which would
result in flooding on- or off-site? (Source: I, 2, 3 )
e) Create or contribute runoff water which would exceed
the capacity of existing or planned stormwater drainage X
systems or provide substantial additional sources of
polluted runoff? (Source: 1, 2)
f) Otherwise substantially degrade water quality? X
(Source: I, 2)
g) Place housing within a 100-year flood hazard area as X
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
(Source: 4, 9)
h) Place within a 100-year flood hazard area structures
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 12 of24
which would impede or redirect flood flows? (Source: I, 2)
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure ofa levee or dam? (Source: I)
j) Expose people or structures to a significant risk of loss, inj
involving inundation by seiche, tsunami, or mud flow?
(Source: I)
IX. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
(Source: 1,2)
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or mitigating an
environmental effect? (Source: 2, 4)
c) Conflict with any applicable habitat conservation plan
or natural community conservation plan? (Source: 2)
x. 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? (Source: 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?
(Source: I)
XI. NOISE - Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan
City of Dublin
Initial Study & Negative Declaration
Alcosta Shel1 Expansion, PA 06-013
Potential1y
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
x
x
x
x
x
x
x
x
Page 13 of24
or noise ordinance, or applicable standards of other
agencies? (Source: 1, 4)
b) Exposure of persons to or generation of excessive
groundbome vibration or groundbome noise levels?
(Source: 2)
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing without
the project? (Source: 2)
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above levels
existing without the project? (Source: 2)
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 expose people residing or working in the project
area to excessive noise levels? (Source: I, 9)
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in
the project area to excessive noise levels? (Source: I, 9)
XII. 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)? (Source: 9)
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere? (Source: 9)
c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
(Source: 9)
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
X
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, P A 06-013
Page 14 of24
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
XIII. PUBLIC SERVICES
a) 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? (Source: 1, 9) X
Police Protection? (Source: I, 9) X
Schools? (Source: 1, 9) X
Parks? (Source: 1, 9) X
Other Public Facilities? (Source: 1,9) X
XIV. RECREATION --
a) Would the project increase the use of existing X
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated? (Source: 1,9)
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect on X
the environment? (Source: 9)
XV. TRANSPORTATION/TRAFFIC-
Would the project:
a) Cause an increase in traffic which is substantial in X
relation to the existing traffic load and capacity of the
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 15 of24
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
street system (i.e., result in a substantial increase in either
the number of vehicle trips, the volume to capacity ratio
on roads, or congestion at intersections)? (Source: 2)
b) Exceed, either individually or cumulatively, a level of X
service standard established by the county congestion
management agency for designated roads or highways?
(Source: 2)
c) Result in a change in air traffic patterns, including X
either an increase in traffic levels or a change in location
that results in substantial safety risks? (Source: 2)
d) Substantially increase hazards due to a design feature X
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)? (Source: 1,2,3)
e) Result in inadequate emergency access? (Source: 1,3) X
f) Result in inadequate parking capacity? (Source: 2) X
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts, X
bicycle racks)? (Source: 2, 5)
XVI. UTILITIES AND SERVICE SYSTEMS --
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board? X
(Source: 2)
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing X
facilities, the construction of which could cause
significant environmental effects? (Source: I, 2)
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing X
facilities, the construction of which could cause
significant environmental effects? (Source: 2)
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 16 of24
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are
new or expanded entitlements needed? (Source: 2)
e) 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? (Source: 2)
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs? (Source: I)
g) Comply with federal, state, and local statutes and
regulations related to solid waste? (Source: 2)
XVII. 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 self-sustaining levels, threaten to eliminate
a plant or animal community, reduce the number or restrict
the range of a rare or endangered plant or animal or eliminat
important examples of the major periods of Cali fomi a
history or prehistory? (Source: I, 2, 3)
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)? (Source: 1,2, 3)
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly? (Source: I, 2, 3)
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
~
X
X
City of Dublin Page 17 of 24
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Sources used to determine potential environmental impacts:
I. Determination based on location of project.
2. Determination based on staff office review.
3. Determination based on field review.
4. Determination based on the City of Dublin General Plan
5. Determination based on the City of Dublin Zoning Ordinance.
6. Determination based on the San Ramon Road Specific Plan.
7. Determination based on the Dublin Downtown Specific Plan.
8. Determination based on East Dublin Specific Plan.
9. Not applicable.
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 18 of24
ATTACHMENT TO INITIAL STUDY: DISCUSSION OF CHECKLIST
Proiect Impacts
I. Aesthetics
a-d) Significant impact on scenic vista, damage to scenic resource, degrade visual character of the
site or create light or glare?
No Impact. The project site is an (approximately) 20,892 square foot parcel that is currently
developed with a gas station, cashier kiosk and car wash. The proposed project is to expand the
existing services to include a new gas pumps, a new canopy cover, a new mini-mart and a new
automated car wash. Additional landscaping is proposed throughout the site
Development of the proposed improvements would not detrimentally change the visual character
of the site. Because of the location of the improvements, and the relatively flat topography of the
site, as well as the presence of surrounding development, views of the site are limited to the
immediate area.
The project will not result in the production of a significant amount of additional light and glare.
II. Agricultural Resources
a-c) Convert Prime Farmland, conflict with agricultural zoning or convert prime farmland to a non-
agricultural use?
No Impact. The site is located in a commercial zone and is currently developed as a service
station and car wash; therefore there will be no impacts to prime farmland.
III. Air Quality
No Impact. The site is located in a commercial zone and is currently developed as a service station and
car wash; therefore there it is not anticipated that the project will create any new impacts in regards to air
quality.
a) Would the project conflict or obstruct implementation of an air quality plan?
No Impact. The project will be consistent with the Dublin General Plan so there would be no
conflict with implementation of an air quality plan.
b) Would the project violate any air quality standards?
No Impact.
c) Would the project result in cumulatively considerable air pollutants?
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 19 of24
No Impact. This project will not generate significant amounts of additional vehicular traffic
from what is generated from the existing service station. The service station is located at a
heavily traveled intersection, approximately 400 feet from Interstate 680. The site is within a
commercial and residential area and is immediately adjacent to a residential/commercial mixed
use development.
d,e) Expose sensitive receptors to significant pollutant concentrations or create objectionable odors?
No Impact. The Bay Area Air Quality Management District defines sensitive receptors as
facilities where sensitive receptor population groups (children, the elderly, the acutely ill and the
chronically ill) are likely to be located. These land uses include residences, schools, playgrounds,
child-care centers, hospitals and medical clinics. This project would involve expansion of an
existing service station and car wash to include a new mini-mart and automated car wash;
therefore it is not anticipated to expose any sensitive receptors to significant pollutant
concentrations or create objectionable odors.
IV. Biological Resources
a-d) Have a substantial adverse impact on special-status species, riparian features, movement of fish
or wildlife species, or conflict with California Fish & Game or U.S. Wildlife Service policies or
regulations?
No Impact. The site is located in an urbanized area and has been developed and operating as a
service station since the early 1970's.
e, f) Conflict with any local policies or ordinances protecting biological resources, such as tree
protection ordinances.
No Impact. The project is consistent with the General Plan and other adopted policies related to
preservation and protection of biological resources. There are no protected trees present within
the project site.
V. Cultural Resources
a-d) Cause substantial adverse change to significant historic, archeological or paleontological
resources or human remains?
No Impact. There are no known historic or cultural resources on the site. The project site was
rezoned from Agriculture to Commercial in 1969 and has been developed as a service station
since the early 1970's.
VI. Geology and Soils
a-e) Expose people or structures to potential substantial adverse impacts, including loss. injury or
death related to ground rupture, seismic ground shaking, ground failure, landslide, substantial
erosion, unstable soils, or liquefaction?
City of Dublin Page 20 of24
Initial Study & Negative Declaration
Alcosta Shell Expansion, P A 06-013
No impact. The site not located with an earthquake fault zone or within an area at risk for
landslides. The site is located within an area with a moderate risk for liquefaction.
VII. Hazards and Hazardous Materials
a-d) Create a significant hazard through transport of hazardous materials or release or emission of
hazardous materials, and/or listed as a hazardous materials site?
No Impact. The existing and proposed use of the site will not change; therefore, there will be no
new impacts.
e,f) Is the site located within an airport land use plan of a public airport or private airstrip?
No Impact. The site is not located within an airport land use plan or within the vicinity of a
public airport; therefore no impacts are anticipated regarding airport noise and crash hazard
zones.
g,h) Interference with an emergency evacuation plan, expose people and structures to a significant
risk involving wildland fires, and are nearby residences intermixed with wildlands?
No Impact. Since this is a remodel/expansion of an existing use on a developed site and is not
located near any wildlands, there will be no interference with any emergency evacuation plans
and will not create any risk of wildland fires.
VIII. Hydrology and Water Quality
a-i) Violate any water quality standards or waste discharge requirements, deplete groundwater
resources, alter drainage patterns, effect surface or subsurface water quality, result in placing
housing in a flood plain?
No Impact. The project will be required to conform to Alameda County Flood Control and
Water Quality District, Zone 7 requirements and will meet the water quality standards of the City
of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program.
IX. Land Use and Planning
a) Physically divide an established community?
No Impact. The existing service station has been operating in the same location for over 30
years and therefore will not create the division of an established community.
b) Conflict with any applicable land use plan, policy or regulation?
No impact. The proposed service station remodel will be consistent with the General Plan Land
Use designation.
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 21 of24
c) Conflict with a habitat conservation plan or natural community conservation plan?
No impact. No such plan exists within the project area. There would, therefore, be no impact to
a habitat conservation plan or natural community conservation plan for the existing site.
X. Mineral Resources
a, b) Result in the loss of availability of regionally or locally significant mineral resources?
No impact. Since the site is already developed, no loss of mineral resources would occur as a
result of the project.
XI. Noise
a-d) Would the project expose persons or generation of noise levels in excess of standards established
by the General Plan or other applicable standard, expose people to ground borne vibration, or
result in permanent increases in ambient noise levels?
No Impact. The service station is located within close proximity to other commercial
developments, as well as residential developments, however, it is not anticipated that the remodel
will create a significant increase in noise levels.
e, f) No Impact. The project is not located within an airport land use plan or within two miles of a
public airport, public use airport, or a private airstrip. Therefore, the project will not expose
people in the project area to excessive noise levels.
XII. Population and Housing
a) Induce substantial population growth in an area, either directly or indirectly?
No Impact. The project consists of a remodel/expansion of an existing service station that is
located in an urbanized area within the City; therefore, no population growth impacts are
anticipated as a result of this project.
b,c) Would the project displace substantial numbers of existing housing units or people?
No Impact. The project site has been developed as a service station for 30+ years, therefore the
displacement of housing units or people would not occur.
XIII. Public Services
a-e) Potential impacts related to: fire protection, police protection, schools, maintenance, or solid
waste generation?
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, P A 06-0 I3
Page 22 of 24
No Impact. The remodel/expansion of the service station will not create a need for new public
services or facilities. The Alameda County Fire Department and the Dublin Police Department
have reviewed the project to ensure that the facility meets their criteria for public use.
XIV. Recreation
a, b) Would the project increase use of existing neighborhood or regional parks or require the
construction of new recreational facilities?
No impact. The proposed project does not include residential development, so there would be no
increase in the need for or impact on recreational facilities.
XV. Transportation/Traffic
a-g) Cause an increase in traffic which is substantial to existing traffic load and street capacity,
exceed LOS standards for CMA roadways, change of air traffic patterns, increase traffic safety
hazard, provide for inadequate emergency vehicle access, inadequate parking, provide hazard or
barrier to alternative transportation modes?
No impact. Since there will be no change in land use, no new impacts are anticipated with regard
to traffic or parking for the proposed remodel/expansion project. Existing roadway
improvements have been designed and sized to provide adequate transportation facilities and
transit modes with sufficient capacity for the surrounding uses. Twelve on-site parking spaces
have been proposed to serve the facility, which meets the City's parking requirements for the use
type.
XVI. Utilities and Service Systems
a-g) Exceed wastewater treatment requirements of the R WQCB, require new or expanded water or
wastewater treatment facilities, require new storm drain facilities, require additional water
supplies, require new or expanded wastewater treatment facilities, or require new solid waste
facilities?
No Impact. The project site is already developed and receives services; therefore it is not
anticipated that the proposed remodel/expansion will create the need for additional services.
XV. 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
self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of
or restrict the range of a rare or endangered plant or animal or eliminate important examples of
the major periods of California history or prehistory?
No Impact. Since the project site is already completely developed; therefore there will be no
new impacts.
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 23 of 24
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).
No Impact. Although incremental increases in certain areas can be expected as a result of
constructing this project, including air emissions and noise, the project site lies within an area
with an approved parks and recreation use per the Dublin General Plan and the Parks and
Recreation Master Plan. Mitigation measures are included in the above analysis, as well as the
Parks and Recreation Master Plan Update Initial Study that would reduce any impacts to less-
than-significant levels.
c) Does the project have environmental effects that will cause substantial adverse effects on human
beings, either directly or indirectly?
No impact. No such impacts have been discovered in the course of preparing the Initial Study
for the proposed project.
City of Dublin
Initial Study & Negative Declaration
Alcosta Shell Expansion, PA 06-013
Page 24 of24
CITY OF DUBLIN
100 Civic Plaza, Dublin, California 94568
Website: http://www.ci.dublin.ca.us
NEGATIVE DECLARATION
Project Title:
A1costa Shell Station, P A# 06-013
Project Description:
Conditional Use Permit and Site Development review to expand the existing
A1costa Shell Service Station located at 8999 San Ramon Road. The site is
located at the corner of San Ramon Road and A1costa Boulevard. The project
consists of the construction of a new 2,162 square foot convenience store, a 1,264
square foot new car wash and new canopy cover. Similar applications (P A #95-
031 and P A# 00-005) were approved on October 17, 1995 and August 8, 2000,
but were never constructed. The site is currently zoned C-N (Neighborhood
Commercial) and will need to be rezoned to C-2 (General Commercial) to allow
for the new mini-mart and automated carwash.
Project Location:
8999 San Ramon Road, APN: 941-0164-003-02,01
Applicant:
Kathy Kotulak Hemmen, C&J Cox Corporation, 4431 Stoneridge Drive,
Pleasanton, CA 94588
Determination:
I hereby find that the above project WILL NOT have a significant effect on the
environment.
Linda Ajello, AICP
Associate Planner
Date
A copy of the Initial Study documenting the reasons to support the above finding is available at the City of
Dublin, 100 Civic Plaza, Dublin, CA 94568, or by calling (925) 833-6610.
Date NOl Mailed:
Date Posted:
Date Published:
Comment Period:
Considered by:
On:
N.O.D. filed:
City Council Reso. No.
June, 2006
June, 2006
June, 2006
June, 2006 - May 31, 2006
Dublin Planning Commission
June 27, 2006 (Tentatively Scheduled)
Page 25 of24
AERIAL PHOTO
Chevron Service Station
City of San Ramon
San Ramon Village Plaza
commercial center
Alcosta Boulevard
il
:-
Alcosta Shell Service Station
8999 San Ramon Road
Willows @ San Ramon Village Plaza
(56 multi-family residential units)
San Ramon Road
Attachment 4
SITE PHOTOS
View looking Northwest from San Ramon Village Plaza shopping center
Existing car wash building to the left; Existing cashier booth to the right
View looking directly West from San Ramon Village Plaza shopping center
Existing cashier booth in center of photograph beneath canopy
View looking South from North side of Alcosta Boulevard
Page I of2
Attachment 5
View looking Southwest from South side of Alcosta Boulevard
Entrance to existing car wash building
View looking East from West side of San Ramon Road
Exit to existing car wash building
View looking North from San Ramon Road driveway entrance
South side of existing car wash building facing Willows residential development
Page 2 of2