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HomeMy WebLinkAbout06-013 Alcosta Shell Rez, CUP & SDR Reconst/Expansn AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: April 24, 2007 SUBJECT: ATTACHMENTS: RECOMMENDATION: 1) 2) 3) 4) 5) \~\~; PUBLIC HEARING: P A 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 Marnie R. Nuccio, Associate Planner 1) Resolution certifying a Negative Declaration for the Alcosta Shell Service Station project at 8999 San Ramon Road, with Negative Declaration 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 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. Planning Commission Agenda Statement dated November 28, 2006, without attachments. Planning Commission Meeting Minutes of November 28,2006. November 16, 2006 color elevations reviewed at the November 28, 2006 Planning Commission hearing. 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 certifying a Negative Declaration (Attachment 1) for the Alcosta Shell Service Station project at 8999 San Ramon Road, with Negative Declaration attached as Exhibit A; b) Resolution recommending that the City Council approve a Rezone (Attachment 2) 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 approving a Conditional Use Permit and Site Development Review (Attachment 3) for the Alcosta Shell Service Station reconstruction/expansion at 8999 San Ramon Road, with project plans attached as Exhibit A. 2) 3) 4) 5) 6) COPIES TO: Applicant, Property Owner Rick Corbett, Michael Banducci In-House Distribution ITEM NO. ~. \ lof5 G:\PA#\2006\06-013 Shell Gas Station RemodellPCIPCSR 04-24-07.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. 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. At the November 28, 2006 Planning Commission hearing, the Planning Commission reviewed the Alcosta Shell Service Station Rezone, Conditional Use Permit and Site Development Review for the reconstruction/expansion of the existing service station. For a full description of the project, please refer to Attachment 4 which is the Planning Commission Agenda Statement for the November 28th hearing. The Planning Commission did not express any concerns regarding the rezone or parking but did have concerns with respect to architecture and listed the following items for the Applicant to address (Attachment 5): 1. Modify the building to include a roof and other elements; 2. Modify the freestanding gas pump canopy; 3. Improve architectural detailing; and 4. Enhance landscaping along Alcosta Boulevard. The Planning Commission voted to continue the public hearing to a later date in order to give the Applicant the opportunity to modify the project plans. Staff has been working with the Applicant since November to address the Planning Commission's concerns. ANALYSIS: Modify the Building to include a Roof and Other Elements North Elevation The North elevation is considered the front elevation and serves as the entrance to the proposed mini- mart. The most dramatic change to this elevation is the introduction of a central tower element with a full hip roof in the form of a pyramid. The tower is visually braced by two architectural columns which have a stucco finish and are painted 'Granite Peak' to accentuate and differentiate these columns from other columns at each comer of the building. Stone veneer is applied to the lower portions of the columns as a base treatment and is also incorporated into the front fac;ade of the tower element. The stone veneer is also applied as a base treatment to the lower portions of the proposed mini-mart building and wraps around to the East and West elevations. 20f5 East and West Elevations The East and West elevations are the side elevations of the proposed mini-mart building and also include the entrance and exit to the proposed carwash, respectively. The stone veneer which is provided as a base treatment on the front (North) elevation also wraps side (East and West) elevations. Due to the high visibility of the mini-mart/carwash building from all four sides, wrapping the stone veneer aides in giving the building the appearance of having multiple front fac;ades. The East elevation provides the vehicular entrance to the carwash and the West elevation provides the vehicular exit. Both elevations include stone veneer as a base treatment. The East elevation also includes the proposed trash enclosure which has been designed to be architecturally compatible with the main structure with multiple columns, a stucco finish and a stone veneer base. South Elevation The rear (South) elevation faces the parking lot of the adjacent San Ramon Village Plaza shopping center and the Willows residential town homes. The same architectural detailing found on the front and side elevations would be carried over to the rear elevation providing the building with four-sided architecture. In addition, metal trellis elements have been incorporated into the rear elevation and vines would be planted at the base of the trellises to soften the building wall. The stone veneer base treatment from the front and side elevations would wrap the building to the rear elevation where it would terminate at logical stopping points. Stone veneer would not be applied to the entire rear elevation because it would not be visible due to a proposed retaining wall which would be located on the property line between the car wash building and the parking lot for the adjacent San Ramon Village Plaza commercial center. Because the retaining wall would be visible from the parking lot of the adjacent San Ramon Village Plaza commercial center, elements have been incorporated into the design of the wall to make it architecturally compatible with the mini-mart and car wash buildings and to be aesthetically pleasing to adjacent properties. The wall would be finished with stucco and would incorporate stone veneer faced columns at varying intervals along the length of the wall. The columns and the wall would also include decorative caps. The wall would vary in height from 5-feet at the east end (near the entrance to the car wash) to approximately 3- feet on the west end (near the exit of the car wash) when viewed from the San Ramon Village Plaza side. Modify the Freestanding Gas Pump Canopy The canopy has been revised to include an asphalt tile roof to match the hip roofs on the mini-mart and car wash building. The supporting posts now include a stone veneer base further tying the design of the canopy to the main building. Improve Architectural Detailing As noted above, the architectural detailing of the mini-mart and car wash building has been enhanced with the introduction of two tower elements with hip roofs, stone veneer columns and a stone veneer base. The building also incorporates four-sided architecture through the wrapping of materials on all four sides of the building. Enhance Landscaping along Alcosta Boulevard The landscaping along Alcosta Boulevard would include four Photinia Fraseri which is a moderate to fast growing evergreen tree and has a mature height of 18-feet. Daylilies would be planted prominently in the center of the landscape strip between the Photinia trees adding color to the landscaped area. Escalonia, a 4-foot high evergreen shrub with pink or white flowers, would be planted along the back edge of the landscape planter. Lantana, also an evergreen shrub, would add vivid orange red flowers to the 30f5 landscaped area along Alcosta Boulevard. The combination of these plant materials will create a strong, colorfullandscaped edge along the street frontage. Review by City Departments The Public Works Department, Building Division, Fire Department, Police Services, and Dublin San . Ramon Services District all previously reviewed the proposed project. Conditions of approval from these agencies have been included in the proposed Resolution (Attachment 3). NOTICING REQUIREMENTS: In accordance with State Law, a Public Hearing Notice and Notice of Intent to Adopt a Negative Declaration for the April 24, 2007 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 environment; therefore, a Negative Declaration has been prepared (Exhibit A, Attachment 1). 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 Alcosta 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. The Rezone findings are included in Attachment 2, page 2 and the Conditional Use Permit and Site Development Review findings are included in Attachment 3, pages 2-4. 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 certifying a Negative Declaration (Attachment 1) for the Alcosta Shell Service Station project at 8999 San Ramon Road, with Negative Declaration attached as Exhibit A; b) Resolution recommending that the City Council approve a Rezone (Attachment 2) 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; c) Resolution approving a Conditional Use Permit and Site Development Review (Attachment 3) for the Alcosta Shell Service Station reconstruction/expansion at 8999 San Ramon Road, with project plans attached as Exhibit A. 40f5 GENERAL INFORMATION APPLICANT: Kathy Kotulak-Hemmen, Consultant C&J Cox Corporation 4431 Stoneridge Drive, Pleasanton, CA 94588 PROPERTY OWNER: Carl A. and Jan 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: 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-l, Single Family Single Family Single Family Residential Residential Residential (0.9 -6.0 du/acre) 5of5