HomeMy WebLinkAboutAttachmt 4 PC Agenda Stmt Nov 28, 2006
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: November 28, 2006
SUBJECT:
A TT ACHMENTS:
RECOMMENDATION:
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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 Marnie R. Nuccio. Associate Planner
I)
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.
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5)
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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 A1costa 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.
...... ..............................................................................................................................M..................................................n..............................._..................................................... ....................................
COPIES TO: Applicant, Property Owner
Rick Corbett, Michael Banducci
In-House Distribution
ITEM NO.
S .l
Page 1 on
G:\PA#\2006\06-013 Shell Gas Station RemodellPClPCSR 11-28-06.DOC
Attachment 4
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 <;onstruct 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 Servic.e 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 opemtion
of a new service station, a mini-mart and a car wash (Attachment I); 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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ANALYSIS:
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 I, the Resolution approving a Conditional
Use Permit and Site Development Review.
Currently, the Alcosta 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 Lavout (Sheet I of Exhibit A to Attachment I)
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 Alcosta 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 I).
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 T1 e
Commercial Sales Area (1,684 s . ft.)
Self-serve (automated) car wash,
plus additional parking for drying or
vacuum areas
Total Parkin Re uired
Parkin Ratio
1/300 sq. ft.
4 spaces
6 spaces
1/area
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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 Alcosta 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 I)
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 froml2" 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 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.
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 A1costa 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 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 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
Prooertv
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-
Familv Residential
West R-l, Single Family Single Family Single Family
Residential Residential Residential
(0.9 -6.0 du/acre)
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