HomeMy WebLinkAbout8.2 Fallon Gateway Gas Station (Phase 4) or iy/ r"i✓�0 STAFF REPORT
PLANNING COMMISSION
DATE: August 13, 2013
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA 2012-00049 - Fallon Gateway (Phase 4 -
Gas Station) Site Development Review, Conditional Use Permit to amend
the Planned Development Zoning Stage 2 Development Plan, and
Conditional Use Permit for a Service Station with a convenience store and
car wash
Report prepared by: Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The Applicant, CJC Fallon Gateway LLC, proposes a Conditional Use Permit to amend the
Planned Development Zoning Stage 2 Development Plan to revise the land plan in Phase 4 of
Fallon Gateway. The application also includes a Conditional Use Permit and Site Development
Review to construct and operate a motor vehicle fueling station, a 2,520 square foot, full-line
convenience store, and a 1,050 square foot car wash on approximately .8 acres within Phase 4
of the Fallon Gateway commercial center.
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 the public hearing
and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for a Minor
Amendment to the Planned Development Zoning for Fallon Gateway (PA 08-034) to revise the
land plan and a Conditional Use Permit for a Service Station with a full-line convenience store
and car wash on approximately .8 acres within Phase 4 replacing the sites identified and
approved as Shops 1 and 1B along the south side of Dublin Boulevard; and 6) Adopt a
Resolution approving a Site Development Review to allow a service station with a full-line
convenience store and car wash on approximately .8 acres within Phase 4 of Fallon Gateway.
Submitted By Rev ewes.
Consulting Planner Assistant Community Development Director
COPIES TO: Applicant
File
ITEM NO.:
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G:IPA#120121PLPA-2012-00049 Shell Gas St at Fallon Gateway\PCSR Fallon Gtwy Gas Station 8.13 13 doc
BACKGROUND:
Fallon Gateway commercial center is located within the Eastern Dublin Specific Plan (EDSP)
area. The General Plan and EDSP land use designation is General Commercial. The 33.91-
acre site is located along the west side of Fallon Road between Dublin Boulevard on the north
and 1-580 on the south as shown on the vicinity map below.
Uses surrounding the Fallon Gateway project include: 1) to the north across Dublin Boulevard -
General Commercial, Medium Density Residential, and Open Space; 2) to the south - 1-580
right-of-way; 3) to the east across Fallon Road - vacant land designated for General Commercial
use; and 4) to the west is vacant property owned by Kaiser Permanente and designated for
Campus Office use for the anticipated and eventual construction of a medical facility.
Planned Development Zoning for the project site was approved on November 18, 1997
(Resolution 141-97 and Ordinance 24-97). In June 2009, the City Council adopted Planned
Development (PD) Rezone Ordinance 09-09 which amended the Planned Development district.
The Development Plan for Fallon Gateway limited the potential development on the site to
379,053 square feet distributed among 19 building sites to be developed in four phases. The
PD Ordinance also established: 1) architectural and landscape design criteria; 2) specific
parking standards; and 3) permitted, conditional, and temporary uses for the all phases of the
Fallon Gateway project site. Among other things, the PD allows drive-through facilities with
approval of a Conditional Use Permit (CUP) by the Planning Commission. The Development
Plan fulfilled the requirements for specifying the circulation system, defining development sites
or parcels, refining the development standards, and specifying the infrastructure requirements
and their sequencing.
A Site Development Review (SDR) for the Fallon Gateway commercial project (PA 08-034) was
approved by the Planning Commission on April 28, 2009 (Resolution 09-18). The approved
SDR addressed the initial Phases 1, 2, and 3 for development of 311,553 square feet specific to
four major tenant spaces (Major A, Major B, Major C, and Major D) and 6 smaller retail buildings
(Shop 5 through 10). It also provided a master landscape plan. The remaining areas of the
shopping center would be addressed by a future Site Development Review application for
Phase 4 (Shop/Pads 1 through 4) and Major E.
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Subsequently the SDR for Fallon Gateway was amended on August 19, 2010 by Planning
Commission Resolution 10-32. The amendment revised the sequencing from four to five phases
and addressed changes in proposed exterior building profiles, surfaces materials, landscaping,
and signage including Target (Phase 1/Major A). A Development Agreement between the City
of Dublin and Stanforth Holding Company LLC also was adopted by Ordinance.
In September 2011, a Conditional Use Permit for a minor amendment to the Planned
Development Zoning was approved along with a Site Development Review (PLPA 2011-00031)
to combine Shop Sites 8 and 9 and allow development of up to 8,376 square feet for a free-
standing, full-service restaurant and micro-brewery (BJ's Restaurant and Brewhouse).
The Fallon Gateway site is partially developed with approximately 236,000 square feet approved
for Phases 1, 2 and 3: 1) The Target store (Phase I); 2) Dick's Sporting Goods (a portion of
Phase II); 3) BJ's Restaurant and Brewhouse ( a portion of Phase III); and 4) a large portion of
the overall parking area. Construction is currently underway on Shop Buildings 5, 6 and 10
(Phase 3).
The Applicant currently proposes to construct and operate a motor vehicle fueling station with a
2,520 square foot, full-line convenience store and a 1.050 square foot car wash on
approximately 0.08 acres within Phase 4. This would replace the building sites identified and
approved for Shops1 (6,900 square feet) and Shops 1b (6,200 square feet).
The project proposal would require an amendment to the Planned Development Zoning Stage 2
Development Plan to revise the site layout. Chapter 8.32.080 of the Planned Development
Zoning Ordinance states that a CUP may be granted for a minor amendment to a Planned
Development. A motor vehicle fueling station with convenience store and car wash is a
permitted use with Planning Commission approval.
The Applicant is currently requesting approval of two Conditional Use Permits (CUP): 1) a minor
amendment to the PD relating to the proposed plan; and 2) approval of a service station (motor
vehicle fueling station), full-line convenience store (including sales of alcohol and tobacco), and
a car wash. The current application also includes a Site Development Review (SDR) to
construct a service station, grading and drainage plan, on-site circulation, landscaping, exterior
elevations, and parking areas.
ANALYSIS:
The proposed site plan, floor plan, elevations, landscape plans, and signage are shown in the
Project Plans (Attachment 1). As appropriate, a comparison is shown below between the
currently approved and the proposed site plans.
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Existing Site Plan Proposed Site Plan
Conditional Use Permit— PD Amendment
The requested Conditional Use Permits (CUP) would amend the Planned Development Zoning
Stage 2 Development Plan approved previously. The applicant is proposing to locate the fueling
station, convenience store and car wash on that portion of the site previously designated for
Shops 1 and 1B. Because this will modify the site plan, which was adopted as a part of the
Stage 2 Development Plan, a minor amendment to the Development Plan is necessary which is
accomplished with the approval of a Conditional Use Permit
Conditional Use Permit— Service Station
Fueling Station
Service Stations are specifically identified as a Conditional use. Although car washes
specifically are not listed, the one proposed would be considered a part of the service station
complex and therefore part of the Conditional Use Permit application. In addition, the sale of
tobacco meets the recently adopted Ordinance requirement for distance in compliance with
Chapter 8.43.040.
A service station, by nature of its design and the unique vehicular circulation patterns, requires a
more thorough review of the site plan than normally associated with a standard Site
Development Review. To assure that extra level of scrutiny and to ensure compatibility with the
remainder of the center the Conditional Use Permit establishes findings much broader in depth.
Staff has worked with the project Applicant to orient the circulation system, both pedestrian and
vehicular, so that all of the associate impacts are addressed. Additionally, to assure
compatibility with the remainder of Fallon Gateway, all project materials will be those approved
for the remainder of the center including the proposed color palette.
Services stations and car washes are regulated by Chapter 8.76 pertaining to Off-Street Parking
Regulations. The only applicable standard would involve stacking since the operations allow the
driver to remain in the vehicle with automatic drying. Also, since there is no provision of self-
serve vacuuming equipment, there would be no necessity for any car wash customer to leave
his vehicle. The single lane drive-through exceeds 100 feet for adequate stacking which is
screened from Dublin Boulevard by landscaping.
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The structures proposed for the Service Station and related uses would not result in building
area that exceeds the approved total and would not materially change the provision or intent of
the Planned Development zoning.
A Resolution recommending approval of the Conditional Use Permits is included as Attachment
2.
Site Development Review
Site Plan
The proposed Site Plan described above is accompanied by a landscape plan which shows the
planting concept, planter areas, plant materials, hardscape, screening, and irrigation to be
installed as part of the project. The plans also include grading and drainage for the efficient and
clean operation of a potentially problematic use.
The convenience store is approximately 2,520 square feet and set back from Dublin Boulevard
behind the monument entry sign for Fallon Gateway. The entry would be oriented towards the
fueling area. The site is served by 12 on-site parking spaces immediately adjacent to the
convenience store building entry.
Access to the Service Station site is from a drive aisle off of the primary access drive on Dublin
Boulevard. The fueling facilities are defined by an 84-foot by 39-foot fueling canopy covering six
Multi-Product Dispenser (MDP) islands. Fueling activities essentially would operate as self-
serve. The canopy would likely be visible from major roadways, but set back behind perimeter
landscaping. To minimize conflicts, the tanker bay is located within a turn-out adjacent to the
drive aisle. No auto repair facilities are proposed and none would operate on site.
Like the fueling facilities, the car wash also operates as self-serve handling vehicles in single file
while allowing the driver to remain inside to navigate through to the exit. Coverage for the car
wash tunnel is approximately 750 square feet (50 feet x 15 feet) with stacking area located
between the rear of the convenience store structure parallel to the Fallon Gateway entrance
drive. That car wash structure is screened from off-site visibility by the convenience store
building and on-site landscaping. The trash enclosure and equipment also would be screened
by inward orientation and landscaping.
Elevations
Elevations are provided for all three related structures which are consistent with the design
guidelines, including color and materials, adopted previously for Fallon Gateway or proposed for
updating by a concurrent minor amendment to the Planned Development Plan associated with a
drive-through restaurant in Phase 3. The fueling canopy consists of a metal ribbed panel and a
recessed flat panel with the colors and logo of the vendor. Canopy columns would be clad in
brick veneer to match the storefront and other materials approved for the shopping center.
Exterior materials for the convenience store and car wash structures primarily are cement
plaster with aluminum reveal accents in horizontal or lattice patterns. The exterior elevations are
articulated with vertical pilasters clad in the same brick veneer identified above. Roof parapets
are proposed as horizontally ribbed metal panels. The convenience store features a tower
element and storefront of glass to mirror the look of the tower elements on the major stores and
on shop buildings 2, 3, 5 and 6 that are at each project entry.
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Parking
The Fallon Gateway project originally provided for 1,518 surface parking spaces. Based on
proposed occupancies and uses within each building, the required parking would be 1,291
spaces (a surplus of 227 parking spaces). This requirement is based on all 379,053 square feet
of the space in all five phases of the project as retail use with parking required at one space per
300 square feet. Modifications to the approved parking lot design will be included with this
proposal. The service station site will eliminate parking shown on the approved plan but the
amount of building square footage included in approved Buildings 1 and 1 b will also be
eliminated and therefore, the parking demand will be less.
Signage
The Fallon Gateway project is subject to a Master Signage program. The proposed location and
general appearance of signage specific to the Service Station complex, including price reader
boards required by State law, are shown on Sheets BNA-1 and CA-1 of Attachment 1 and would
be a part of the application approval.
Public Art
The project remains subject to the approved Public Art Compliance Plan. The original Condition
of Approval pertaining to the payment of fees for Public Art states that the fee is to be paid at the
time of building permit issuance subject to the Dublin Municipal Code. The specific amount of
the pro rata fee for the gas station will be calculated along with the building fees at the time that
building permits are issued.
A Resolution recommending approval of a Site Development Review is included as Attachment
3.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
The presence of a service station and related uses were anticipated for the Fallon Gateway
project. In accordance with Planned Development Zoning Ordinance 09-09, the Service Station
and complementary uses are a conditional use requiring a CUP. The use is consistent with the
General Commercial zoning and land use designation, and development would serve the intent
of community-oriented commercial retail and transportation services in proximity to 1-580. The
proposed building size and configuration would not exceed the allowable building area or create
adverse conditions on-site or for surrounding properties, but would expand fueling options in the
area and keep traffic moving. The proposed exterior design elements are consistent with the
Area C Development Plan and the Design Guidelines for Fallon Gateway.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District reviewed the project and provided Conditions of
Approval where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and agencies
have been included in the attached Resolution (Attachment 3).
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NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed project. A Public Notice was also published in the Valley Times
and posted at several locations throughout the City. To date, the City has received no
objections from surrounding property owners regarding the Project. A copy of this Staff Report
was provided to the Applicant.
ENVIRONMENTAL REVIEW:
The project is located within the Eastern Dublin Specific Plan area, which was the subject of an
Environmental Impact Report (EIR) for the General Plan Amendment and Eastern Dublin
Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93 and
Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan
EIR is a program EIR, which anticipated several subsequent actions related to future
development in Eastern Dublin. The EIR identified some impacts of implementation of the
General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the
EIR, the City adopted a Statement of Overriding Considerations for such impacts. The City also
adopted a Mitigation-Monitoring Program, which included numerous measures intended to
reduce impacts from the development of the Eastern Dublin area.
In 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for
the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon
Gateway site. After completing an Initial Study, it was determined that the rezoning would not
have any significant environmental impacts which were not already adequately described and
analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified
in the Negative Declaration.
No further environmental document is needed because the environmental impacts of this project
were fully addressed and within the scope of the Final EIR for the Eastern Dublin General Plan
Amendment, Specific Plan and subsequent Addenda, and the 1997 Negative Declaration.
ATTACHMENTS: 1. Project Plans dated received June 24, 2013.
2. Resolution approving a Conditional Use Permit for a Minor
Amendment to the Planned Development Zoning for Fallon Gateway
(PA 08-034) to revise the land plan and a Conditional Use Permit for
a Service Station with a full-line convenience store and car wash on
approximately .8 acres within Phase 4 replacing the sites identified
and approved as Shops 1 and 1B along the south side of Dublin
Boulevard.
3. Resolution approving a Site Development Review to allow a service
station with a full-line convenience store and car wash on
approximately .8 acres within Phase 4 of Fallon Gateway.
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APPLICANT: CJC Fallon Gateway LLC
4431 Stoneridge Drive
Pleasanton, CA 94588
Attn: Don Maday
(925) 484-3837
PROPERTY OWNER: Stanforth Holdings Company LLC
4080 Grafton Street, Suite 200
Dublin, CA 94568
Attn: James Tong
(925) 463-1666
LOCATION: South side of Dublin Boulevard west of Fallon Road
ASSESSORS PARCEL
NUMBER: A portion of APN 985-0079-003-00
GENERAL PLAN
LAND USE DESIGNATION: General Commercial
SPECIFIC PLAN
LAND USE DESIGNATION: General Commercial
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
[north of Dublin Boulevard]
North PD Medium Density Vacant
Residential/General
Commercial/Open Space
South PD General Commercial Vacant and parking area within
Fallon Gateway
East PD General Commercial Vacant— remaining portion of
Phase 4 within Fallon Gateway
West PD General Commercial Vacant— Site for Major tenant
(Phase 5 of Fallon Gateway)
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