HomeMy WebLinkAbout05-01-1989 Item 8.1 PA89-003 ExxonTO:
FROM:
REPORT pREPARED BY:
SUBJECT:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: May 1, 1989
Planning Commission
Planning Staff
Laura Hoffmeister, Associate Planner t~,~~
PA 89-003 Exxon Se~zice Station/Food Mart
GENEP~L INFORHATION:
PROJECT:
Conditional Use Permit request to allow
continued use of service station with food mart
and Site Development Review of new signs.
APPLI GAUNT:
Robert H. Lee & Associates
Attn: Gary Semling
1310 Commerce Street
Petaluma, CA 94953
PROPERTY OWNER:
Exxon Company U.S.A.
Attn: Jackie Roddy
34 Executive Park, Suite 100
Invine, CA 92713
LOCATION:
ASSESSOR PARCEL NI'HBER:
PARCEL SIZE:
79"0 .~=dor Valley Boulevard
941-305-20-2
60 Acres (26,750 sq. ft.)
GENE~%L PLAN
DESIGNATION:
Commercial/Retail (Dommto'~n Sepcific Plan)
EXISTING ZONING
A~YD LeND USE:
C-1 (Retail Business District)
Gasoline Serv%pe Station with convenience market
SURROUNDING L%ND USE
AND ZONING:
North:
South:
East:
West:
C-1 Shamrock Village Shopping Center
C-1 Albertsons/Dublin Plaza Shopping
C-1 Albertsons/Dub!in Plaza Shopping
C-1 Unocal Se~'ice Station
Hay 1971: Alameda County Zoning Administrator approved a Conditional
Use Permit (C-2292) to a!lo~; the construction of a type A service
station.
COPIES TO: Applicant 0~.~1 e r
October 1985: The City of Dublin Planning Commission approved a
Conditional Use Permit and Site Development Review (PA 85-073) allowin~
the Service Station to be remodeled to add a convenience food mart.
Jul,/ 18~ 1936: The City of Dublin Planning Director approved Site
Development Review for a new low profile Freestanding sign (PA 86-070).
APPLICABLE REGULATIONS:
Section 8-9&.0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need; 2)
whether or not the use will be properly related to other land uses,
transportation and service facilities in the vicinity~ 3) whether or not the
use will materially affect the health or safety of persons residing or working
in the vicinity~ and 4) whether or not the use will be contrary to the
specific intent clauses or peformance standards established for the district
in which it is located.
Section 8-94.4 states the approval of a Conditional Use Permit may be
valid only for a specified term, and may be made contingent upon the
acceptance and obse~zance of specified conditions, including but not limited
t__o the following matters:
a) substantial conformity to approved plans and dra~ings~
b) limitations on time of day for the conduct of specified activities;
c) time period within which the approval shall be exercised and the proposed
use brought into existence, failing which, the approval shall lapse and be
void~
d) guarantees as to compliance with the terms of the approval, including the
posting of bond~
e) compliance with requirements of other departments of the City/County
E=,7IROJ~.ENTA~ R~,Ia.~.
Categorically Exempt, Section 15301, Class 1:
Continued Operation of an existing private
facility involving no expansion of use beyond
that currently existing and Section 15311,
Class 11 (a) on-premise signs.
NOTIFICATION: Public Notice of the May 1, 1989~ hearing was published in
The Herald, mailed to adjacent property o~,~ers, and posted in public
buildings.
~2~ALYSIS:
Exxon is requesting approval of a Conditional Use permit to allow the
continued operation of the existing service station with convenience market
("Food Mart"). The City originally approved this use in 1985. The conditions
of the permit required Zoning Administrator review and extension consideration
within two years (1987). The request though was never submitted and a new
permit must now be submitted to the Commission for review. No operational
changes are proposed with the requested use permit. A Site Development Revie~
for a new freestanding service station display sign, building and canopy sizns
~xxon.
The Applicant's use involves a retail convenience market of 700 square
feet and self-service gasoline use of two pump islands, The pump island
contains three dual non--el pumps. Minor site modification made in 1985 by the
Applicant and as required by the Planning Commission were 1) add six parking
spaces 2) close off through access at southwest corner of the building site
-2-
with landscape areas, 3) add supplemental landscape planters and upgrade
landscaping in existing planters including the addition of trees, 4) replace
or repair on-site lighting to an operable condition.
The Texaco Station operated at this site from 1971 to 1988. During this
time zoning violations or complaints typically involved signage. However,
after remodeling occurred in 1985, the Building Official notified the owner,
Texaco, that additional alterations were needed to comply with building code
requirements and that building permits would need to be secured to complete
and inspect this work (see Attachment 3). -
Staff has spoken to the Applicant regarding this issue and advised that
the new owner, Exxon (which took over this site in the end of 1988), would no~
be responsible in securing these permits. The Applicant indicated to Staff
that this would be done by Exxon and plans would be prepared to secure these
permits.
New signs have been reviewed by Staff and are in conformance with the
City's Sign Ordinance. The signage would include a new service station
display structure which includes the business name/logo and price information.
Also included would be signage on the building identifying the Food Mart.
Each canopy would also have a business sign and identify it as self service.
Upon Staff review of the site, it was noted that trash cans were absent
on the pump islands and the one near the Food Mart was fairly small and
overflowing. Also noted was the landscape condition. Since the proposed sign
base is larger and wider than the existing sign, the corner planter should
have supplemented shrubbery provided to adequately buffer the sign brick base.
Wood trim around the sign cabinet should be utilized to compliment the
building materials.
Staff is reco~mending that the Use Permit be approved with a three year
time frame. The proposed continued operation of the service
station/convenience market has been reviewed by other agencies and Conditions
of Approval have been included in the Draft Resolution.
RECO}~.[ENDATI ON:
FO~'L4T:
l)
2)
3)
4)
5)
Open public hearing and hear Staff presentation.
Take testimony from Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Adopt Resolution, Exhibit A, regarding the Conditional Use
Permit and Site Development Review PA 89-003, or give Staff
and Applicant direction and continue the matter.
ACTION:
Staff recommends the Planning Commission approve the Conditional
Use Permit/Site Development Review-Signs for PA $9~003, Exxon
Service Station and Convenience Harket.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Exhibit C:
Draft Resolution approving the Conditional Use Permit and Site
Development Review application
Site Plan SN-1 dated received Hatch 2~, 1989
Elevations SN-2 dated received Hatch 24, 1989
Backeroun{~ Attachments:
Attachment 1: Location Hap
Attachment 2: Applicant's ~frit2en Statement
Attachment 3: Letter from City Building Official regarding completion of
required construction work previously reviewed and approved by
the PA 85-073.
-3-
RESOLUTION NO. 89 -
A RESOLUTION OF THE PLANNING COMiMISSION
OF THE CITY OF DUBLIN
APPROVING PA 89-003 EXXON SERVICE STATION/CONVENIENCE MARKET CONDITIONAL USE
PERMIT/SITE DEVELOPMENT REVIEW - SIGNS, 7840 kMADOR VALLEY BOULEVARD
W~HEREAS, Robert H. Lee & Associates Civil Engineers (Applicant) and
Exxon, Inc., USA (Owners) request approval of a Conditional Use Permit to allow
continued operation of an existing service station/convenience store and Site
Development Review for new signs at 7840 ~mador Valley Boulevard.
WHEREAS, the adopted City of Dublin Zoning Ordinance requires a
Conditional Use Permit for the operation of a Type A Service Station~ and
WHEREAS, proper notice of said public hearing was given in all respects
as required by law: anda
~EREAS, the Planning Commission d~d hold a public hearing on said
application on May 1, 1989; and
IgHEREAS, this application has been reviewed in accordance with the
provisions of the California Enviror~ental Quality Act and has been found to be
categorically exempt: and
WHEREAS, the Staff Report was submitted recommending that the Conditional
Use Permit/Site Development Review application be conditionally approvedl and
WHEREAS, the Planning Com~ission did hear and consider all said reports,
recom~mendations and testimony herein above setforth~ and
WHEREAS, the proposed land use, if conditionally approved, is appropriate
for the subject property in terms of being compatible to existing land uses in
the area and will not overburden public services.
NOW, THEREFORE BE IT RESOLVED THAT THE Planning Com~mission finds:
a) Continued use of the existing Type A service station including
convenience market provides for the public need to provide a range of se~zices
for the community.
b) The uses will be property related to other land uses, and
transportation and service facilities in thD vicinity, as the proposed uses of
the building are compatible when compared to the t>Te and nature of operations
typically found in retail business district areas and the uses currently in
operation in the immediate vicinity.
c) The uses will not materially adversely affect the health or safety
of persons residing or ~orking in the vicinity, or be materially detrimental to
the public welfare or injurious to property or improvements in the
neighborhood, as all applicable regulations ~¢ill be met.
performance standards established for the district in ~¢hich they are to be
located.
e) The approval of the Conditional Use Permit will be consistent ~¢ith
the Dublin General Plan and Do~to~,~ Specific Plan.
BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby
conditionally approve said Conditional Use Permit/Site Development Review
application as sho~ by materials labelled Exhibit B and C, (Site Plan and
Elevations dated received March 24, 1989) attached and on file with the Dublin
Planning Department, subject to the following conditions:
1. Operation of the convenience food store - Type A service station
shall be as generally depicted on the site and floor plans and as described by
the Applicant's written statement, collectively submitted with the application
and dated received October 14, 1989. All plans shall be subject to final
review and approval by the Planning Director prior to the issuance of a
building permit and shall be subject to the conditions listed below.
2. The permit for the service station and food convenience store shall
be valid for a period of ~w~ (3) years. Failure to establish the use within
one (1) year of the effective date of the permit will cause the permit to
become null and void.
3. No loudspeakers or amplified music shall be permitted outside the
enclosed building. All activities associated with food convenience store shall
be conducted entirely within enclosed building.
4. Ail signs established at this site shall be as sho,~-n on Exhibit
and C. Any modification shall be reviewed as required by the City Sign
Ordinance.
5. Comply with the requirements~of the Dublin Building Inspection
Department.
6. Prior to issuance of sign permits, building permits shall be
secured to alter the restrooms to comply with current handicap requirements;
and to arrange inspections of the alterations done to establish the convenience
market.
7. Prior to the issuance of a building permit for the sign, the
developer shall submit a letter documenting that the requirements of Dougherty
Regional Fire Aurhor~t,,~ have been, or will be, satisfied.
8. De~gelopment shall comply with the City of Dublin Police Services
Standard Commercial Building Security Requirements.
9. The proposed service station display sign shall utilize exterior
materials to match or compliment the existing building exterior materials.
~-~a~_~n~n~=sh,~--i--ha~finished~ in--a~w~od~tri~ra~re~-..- Details to be reviewed and
approved by Staff.
10. Proposed service station display structure location shall be
modified to maintain required a0 foot clear visual area (as shown by Staff on
Exhibit B).
11. If necessary, existing yard and under canopy lights shall be
repaired, replaced or modified as necessary, to be brought up to operational
status and to prevent glare unto adjoining properties or along kmador Valley
Boulevard or Regional Street~ Lighting utilized shall be of any energy
efficient nature. ~[ ~ ~l~ '+-'!" ~' I ~ '~ /~'
12. The existing landscaping shall be supplemented to include the
of four 5 gallon sized shrubs to screen the sign base plant species
planting
and location determined acceptable to the Planning Director.
13. A minim~m~ of one 40-gai!on all-weather trash cans shall be pro~:ided
each pump island.
14. This approval snpersedes all other conditional use permits for the
site.
15. The conditional use permit shall be void if any of the terms or
conditions of approval are violated. ~
14. At any time during the effectiveness of this approval, the approval
shall be revocable for cause in accordance with Section 8-90~3 of the Dublin
Zoning Ordinance.
PASSED, APPROVED AND ADOPTED this 1st day of May, 1989.
AYES~
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Planning Director
-3-
Z
I.D..& PRIC~. SIGN/ _
~ = ~ ~ = = __~---~.z~ SCALE: 1/2':1'-'0'
SPREADER BAR
/ENDCOLUMN SIGN
N.T.S-
NEW SIGN AREA ANALYSIS
SIGN EXEMP- QUA NTIT'~!
[.SQ. F~T, TIONS
COMSO
SEE SI I1.1~ F 1,\
CiTY OF /~t SANTINA ........ ZONING MAP
DUBLIN J~ THOMPSON ,~c. . THE CITY OF
~',,~=o [,-o~ .... "I DUBLIN
ROBERT H. LEE & ASSOCIATES, INC.
The projec~ beLng reviewed ~s a Tey~co se~]ice s~tion in ~idn ~cn
~. USA p~ ~ is ~ ~ne pr~s of re-id~nti~ing as ~ ~on
~Fi~ s~ticn. ~e ~i~ s~tion is a 2~ kc~ s~ice c~ticn
wi~n self s~e g~!~e ~ ~nd a ~nv~ni~noe ~ore for ~ne ~chase
cf f~ f~ i~s.
~.e h~.efi~ to the ci~; wc~d Lnc!ude ~nveni~m gascl~.e ~nd fasn
f~ s~<i~ to all r~iden~ ~- ~he g~e~! ~. ~ere wc~d not he
~y ~st to ~ne City of ~lLn as a r~t cf ~s proje~ heLng
a~prcvei.
ROBERT H. LEE & ASSOCIATES, mNC.
The F~jec~ Ln revi~.v is a re-si?roge cf an e.'_-'~i~g aut~-~otive sea, ica
station. I% Lncludes re-..c.~l of all existing 'Tex~' si~nage
L~al!ation of p. ew 'Elrz:cn~ si~-~ls includ!_~.g (!) I.D. ~nd price
sign, (2) state r~air~i !~! price si%Ts, (!) ~ai!di_eg si~n, (4)
colm~ sigPs and (2) spreader ba~s.
~lcnkmisck4 o7
CITY OF pU~,LI,, ?AI'4o.
The State CEQA (California Environmental Quality Act) Guidelines
require the City tc take an active role in preparing environ-
mental doc~r,ents- This ccmDrehensive Envirommental Assessment
Fo~, is ces~cnec to assist %he City in ..... ~ ~ complete and
. - ~-~ a==~ssment in a t~r, aly manner and in
accurase eP. vlronmen ~=l
ccnfo~.ance with the S%ate CEQA Guidelines. The fo~ has three
sec%ions: General Data, Exemption, and initial Study. The
aoo!icant ~s recuested to comp!ere Sectfon 1, General Data. ~he
~nninc Staff 'Q~] ~-~-~ e~ther c~{nn 2, Exemption, or
Sectfon 3, in~t~az Study. Please tvce cr ~{nt !ecfb!y
SECTION 1. GENERAL DATA- - - to be completed by the A??LICANT
EiC<ON SERVICE STATION
Name (i~ ch'/) ChH c£~razs e[ ~'~=~'~' 78~q V.~R~v BEVD, D~BLIN CA
, ~' ~, .... ~x~pOR , - _ .
~,t~_a. 'OI~ERSHiP
Prcscse~ usa cF mrcmerb/: EXISTING SERVICE STATION lC =~,T"
IS BEING
' ' '~-- c." AF?liccnh E.<XOY CO USA
h, cme/ c{_-'ra:s, cnJ re,epa .... '
1646 N. CALIFORNIA BLVD., WALNUY CREEK, CA 94596 (4!5) 945-1960
~ ins~ec~ cF cFp~[ccr, h ROBERT H. LEE & ASSOCIATES, INC. - GARY 1.i. SZ}~iNG
.1310 C~>D~RCE ~FEi~rT,AII~, CA 9!a~* (707l 7~5-~n
5. ~cnec pi=ns ~ ~ ,
6. Eu[lding crec: 1392
.... oq ~sc.~. cr~cres. 8 Cuwen~zzn[nc:
9. Max[mum Bu[l~[n~ He~gR~ I6 ~. cr~s~cr[es.
10. Describe cmcun~ oF Sc~'~v hzFFic csnera~ by number, type cn~ time cF
Attach nt ?
13.
14.o.
14.b.
14.c.
14.d.
15.
16.
Proposed development schedule: begTnnlng: N/A compleHon:
' ' .~ umts N/^ ; numoer oFex~sfxng un~ s.
IF res[den~[~: number oF ne ~
bedrooms ; ur, i~ ~Tzes ;rouge o~ ~ :~l,e prices or ~ren~~
dweJJlng-~si~g[e [cmi¥~ dupJex ~ multiple.
IE commercial: sco~e oF pro[ec~ neTghborhood~ ~ ci~y~ ~
sties oreo 29~ ~ ~.[t. or~ acre~ ese[roofed empJaymen~ per shff~
opera,ion 2$ X~S.
IF indus~rioh mo~erlols involved
hours oF 6percHon
;number o[ new
; tyre oF
; hour: oF
; ese[rooted employmenl' per sh[f't
; es,~[mo,~ed employmant per shff~
hours 9F c?erc~[cn
Describe o,~her Fub[[c c?pro'..,cis requked: ~ unkr, o,,,;n; [-] locc[ c~enc~es;F-q re~[cnol
e.gencles; ~] s~c~e corncobs; r-1 F~:de:c] ~ e=nc;~; fizr
CERTiFiCATION
] nere~y cerf'iFv fac, ~'he [nForm~[or, s~=m,,,ed is ~rue cr.£ c~rrect }o the bes~ oF my kr, ow~ec~e
and belieF. I unders~cnd ~ns~ the tm=rags oF this Enwro,,,,,~,.,~[ Assessmen, cppiy only to
proiec~ as descrlbe~ cbc're.
ttach[nent
gq- o
Texaco Refining & b~rketing Company
P.O. Box 7812
Universal City, CA 91608
RE: TEX7~O STATION AT 7840 ~MADOR VA! IEy BOULEVARD, DUBLIN, CA
In 1986 the above station was converted to a mini-m~r 'ket and self-
service station. The ~ork ~s done ~itbx~fc pe,~r&ts. On March 31,
1987, a permit ~s issued for the alrea&y completed ~ork. The permit
required additional ~ork be done. ,v~mely revise the exterior
landscaping and parking. Also, revise tk~ existing restrooms so as to
be accessible to the handicapped. This ~ork was never done and the
permits have expired. Previous requests to co~ply have been ignored.
You are hereby reque~-ted to secure a r~.w pe,~.nit and complete all
necessary ~ork as soon as possible.
If you have any questions~ please call m.
VICTOR L. TAL~or~R
BUT LDI lqG OFFICIAL
cf
cc: Street file