HomeMy WebLinkAbout3.1 Study Session - Nissan Commercial Car WashSTAFF REPORT
CITY COUNCIL
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Agenda Item 3.1
DATE:May 17, 2022
TO:Honorable Mayor and City Councilmembers
FROM:Linda Smith, City Manager
SUBJECT:Study Session: Nissan Commercial Car Wash (PLPA-2022-00003)Prepared by:Amy Million,Principal Planner
EXECUTIVE SUMMARY:The Applicant, Dosanjh Real Estate, LLC, has submitted an application for a proposed commercial self-service car wash consisting of a 3,574-square-foot building housing a drive-thru automatic car wash tunnel, a parking area with 18 vacuum stations servicing 16 parking spaces plus four additional parking spaces, and related site improvements. The City Council will hold a Study Session to receive a presentation regarding the proposed project.
STAFF RECOMMENDATION:Receive a presentation on the proposed project and provide direction regarding processing this application and feedback regarding the design.
FINANCIAL IMPACT:All costs associated with processing the Planning Applications are borne by the Applicant.
DESCRIPTION:BackgroundThe City Council approved the Kaiser Medical Center project in 2016.The approvals included a General Plan and Eastern Dublin Specific Plan Amendment (Resolution No. 151-16),Planned Development (PD)Rezone with a Stage 1 Development Plan for the entire project site and a Stage 2 Development Plan for the first phase (Phase 1A) of the Kaiser facilities (Ordinance No. 07-16),and a Development Agreement (Ordinance No. 08-16).The General Plan and Eastern Dublin Specific Plan Amendment established two land use designations, Medical Campus on approximately 36 acres for up to 950,000 square feet of medical campus uses and Medical Campus/Commercial on approximately 22 acres for up to 250,000 square feet of commercial uses (referred to as Phase 1B). The Medical Campus land use
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designation is intended to provide an attractive, campus-like setting for medical offices, hospitals, and other non-retail commercial uses. The Medical Campus/Commercial land use designation accommodates a range of commercial uses including regional-and community-serving retail uses, professional and administrative offices,hotel, entertainment, automotive sales, and eating and drinking establishments.Development on the Medical Campus/Commercial site is the subject of this Staff Report.The PD zoning Stage 1 Development Plan for the commercial site focuses on uses that will generate revenue to the City. The focus on revenue generating uses is unique to this PD and stemmed from the loss of tax revenue as a result of the uses allowed by the General Plan land use change to Medical Campus to accommodate the Kaiser medical facility. The City included a provision in the Kaiser Development Agreement that required Kaiser to actively market the commercial site and imposed financial consequences on Kaiser if it had not sold the site. The commercial site was sold to an entity controlled by Inder Dosanjh in 2018 thereby satisfying that portion of the Development Agreement. In February 2019, the new property owner subdivided the site into four parcels as shown in Figure 1 below. In addition, in April 2019, the City Council approved a PD Rezone with a Stage 2 Development Plan for all four parcels of the commercial site (Ordinance No. 03-19). Parcels 1-3 are currently vacant. Nissan and Infiniti Dealerships have been approved on Parcel 4; the building permit for the Nissan Dealership has been issued and the building is currently under construction. A building permit application for the Infiniti Dealership has been submitted.Figure 1. Project Location
Current RequestTheproperty owner proposes to construct a commercial car wash that would be open to the public on Parcel 2. The proposed project includes construction of a self-service car wash consisting of a 3,574-square-foot building housing a drive-thru automatic car wash tunnel, a
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parking area with 18 vacuum stations servicing 16 parking spaces plus four additional parking spaces, and related site improvements. The proposed project is not allowed under the PD zoning and requires amendments to the PD in addition to other Planning entitlements which typically would include a Conditional Use Permit and Site Development Review Permit.AnalysisLocationThe project site is prominently located at the southwest corner of Dublin Boulevard and Kaiser Road. The project site is surrounded by residential and commercial uses as shown in Table 1below. The site is located on a hard corner with high visibility from Dublin Boulevard and The Terraces condominium community to the north and future commercial uses immediately to the west on Parcel 1.Table 2: Surrounding Land UsesLocationZoning General Plan Land Use Current Use of the PropertyNorthPD (Planned Development) Ordinance No. 06-00 High Density Residential Multi-Family Residential (The Terraces)South PD (Planned Development) Ordinance No. 03-19 Medical Campus / Commercial Vacant / Nissan and Infiniti Auto Dealerships (planned)East PD (Planned Development) Ordinance No. 07-16 Medical Campus Kaiser Medical CenterWestPD (Planned Development) Ordinance No. 03-19 Medical Campus / Commercial Vacant
General Plan/Eastern Dublin Specific Plan CompatibilityThe subject property is located within the Medical Campus/Commercial land use designation. This designation accommodates a range of commercial uses including regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, limitedautomotive sales and eating and drinking establishments.The subject property is also located within the Tassajara Gateway subarea of the Eastern Dublin Specific Plan. The emphasis of this area is to create a “gateway” into eastern Dublin that establishes a positive impression to the travelers that pass through this area. The Specific Plan seeks to achieve this through siting and design of high-profile commercial uses (hotel, conference center, campus office, restaurant) recommended for this area to contribute to the creation of a distinctive “gateway” image. Planned Development Zoning CompatibilityThe Planned Development zoning district for the subject site includes a list of permitted and conditionally permitted uses, with a focus on uses which generate revenue to the City. The following is the list of permitted and conditionally permitted uses: Permitted Uses:
Hotel/Motel
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Eating and Drinking Establishments1
Entertainment (including movie theater, performance venue, or similar)
Automotive/Vehicle Sales and Service (outdoor display/storage area limited to 20% of the subject parcel)
The following Retail uses:
o Home Furnishings
o Clothing/Fashion
o Office Supplies
o Home Appliance/Electronics
o Hardware
o Jewelry
o Bookstore
o Sporting Goods
o Grocery2
o Other retail establishments determined by the Community Development Director to be similar (in terms of City revenue generation and use type) to the foregoing
3Conditionally Permitted Uses
Membership-based warehouse retail store4
Professional and Administrative Offices
Research and Development Laboratory
Automotive/Vehicle Sales and Service (outdoor display/storage area more than 20% of the subject parcel)
Fitness/Health Club2Notes:1.Up to a maximum of 20% of the total building square footage. Drive-through or traditional fast-food chain restaurants shall not be permitted. 2.Up to a maximum of 30% of the total building square footage 3.Tobacco Retail uses shall not be permitted.4.CUP analysis will require a trip generation assessment/site plan review and potentially a supplemental analysis to determine if the use generates traffic more than what was assumed in the EIRAs previously stated, the allowed uses, which focus on revenue generating uses in a PD zoning district, is unique to this PD. In evaluating revenues from the other car washes in the City, therevenue generated from car washes are minimal. A car wash facility would, thus, not be consistent with the PD zoning as the highest and best use for this location on Dublin Boulevard. Anamendment to the PD would be required to allow a car wash at this location.Additionally, when a car wash is allowed in a zoning district, it is typically a conditionally permitted use. The requirement for a Conditional Use Permit provides a tool to help ensure that the operation and use of the car wash is compatible with surrounding commercial and residential uses.
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Site DesignThe proposed car wash tunnel is located on the west side of the property, perpendicular to Dublin Boulevard. The car wash tunnel and outdoor vacuum stations would be visible from Dublin Boulevard. This placement also results in some units at The Terraces having direct visual access into the car wash tunnel and vacuum stations. The project site is accessed on the east side of the property from an existing driveway off Kaiser Road as shown in Figure 2. The intersection of Kaiser Road and Dublin Boulevard is a shared intersection for access to both the Kaiser Dublin Medical Center and the commercial site. Once on-site, two vehicle lanes are provided for queuing to the pay station and entry from the north end into the car wash tunnel. The lanes merge back into one lane for access to the car wash tunnel. Upon exiting the tunnel on the south end,a vehicle can proceed to either exit the site or park at one of the 16 vacuum parking spaces where 18 individual vacuum stations are located. Prior to entering the car wash tunnel an escape lane leading directly to the vacuum stations is also available. The Applicant proposes to provide 16 vacuum parking spaces with 18 individual vacuum stations. The Applicant has provided an image of the proposed vacuum stations. The vacuum stations tend to be highly visible unless integrated into features, such as a trellis to camouflage them. Staff has included additional examples of typical vacuum stations that are provided at similar self-service car wash facilities for reference. Examples of a typical vacuum station and the proposed vacuum station are included as Attachment 2. An additional four parking spaces are provided on the south side of the property adjacent to the proposed trash enclosure. Landscaping is proposed around the perimeter of property and between the car wash tunnel queue lanes and the vacuum stations. An on-site circulation analysis to confirm that queuing for the pay stations and car wash tunnel will not extend onto Kaiser Road will be prepared as part of the project review. ArchitectureThe proposed building is long and narrow reflective of its intended use as a car wash tunnel. It is approximately 40 feet wide, 109 feet long and 30 feet tall. The architecture is contemporary with alowermiddlesection and taller elements at both ends. The building’s roof is a combination of a flat roof in the middle section and decorative shed roofs at both ends highlighting the taller portions of the building. The building is clad with metal siding painted blue and gray tones. Windows are provided on the upper half of the taller portions of the building and for a small office on the
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ground floor. The building’s elevation as well as color and materials are shown in the Project Plans on Sheet A301 in Attachment 1. The Applicant provided photo simulations of the proposed project as seen from Dublin Boulevard and Keegan Street included as Attachment 3.NoiseThe Applicant submitted a Noise Assessment Study (NAS) as part of their application materials, which analyzed the noise impacts of the proposed car wash including a 15-bay vacuum area (not 18 vacuum stations as shown on the project plans). The NAS evaluated noise exposure from the property line of the residential buildings across Dublin Boulevard. The NAS results were provided in reference to the Noise Element of the Dublin General Plan. The Noise Element uses the Community Noise Equivalent Level (CNEL), which is a time-weighted 24-hour average noise descriptor commonly used to describe community noise environments. Noise levels averaged over 24 hours are often termed “noise exposure.” The normally acceptable noise exposure limit for residential land uses is 60 decibels (dB) CNEL. As the City does not have noise standards for car wash noise impacts to residential areas, a limit of 60 dB CNEL was used in thestudy as the limit for project-generated noise at the nearest and most impacted residences across Dublin Boulevard from the site.The NAS concluded that car wash operational noise would exceed the City’s noise limits. The noise level would increase by 1 or 2 decibels over existing noise levels due to the dryer blowers andwould exceed the normally acceptable 60 dB CNEL limit of the Dublin Noise Element standards for residential land uses. Therefore, the NAS recommended noise mitigation measures including a shield on the interior of the car wash tunnel to limit the noise level for the surrounding residential uses. The noise level from 15 vacuum stations would be 3 dB lower than the normally acceptable 60 dB at the residential building and, therefore, no mitigation is proposed. The City engaged the services of First Carbon Solutions (FCS), an acoustical engineer, to peer review the NAS. According to FCS, the NAS clearly identified the proposed project’s stationary operational noise levels and their potential to result in a substantial permanent increase in ambient noise levels in the project vicinity in excess of standards established in the General Plan. The operational noise level calculations are verifiable and accurately calculated as measured at the nearest sensitive receptor land use. However, the NAS does not provide a technical analysis to substantiate the decibel reduction resulting from implementation of the recommended mitigation measures. Therefore, if the project were to move forward, the NAS would need to be updated to analyze 18 vacuum stations and provide a technical analysis confirming the adequacy of the proposed mitigation measures.ConclusionStaff is seeking direction from the City Council on whether to proceed with reviewing this application and amendments to the PD zoning to allow such a use. If the project application is to move forward, Staff is also seeking feedback regarding the design of the proposed project.
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ENVIRONMENTAL DETERMINATION:The City Council is holding a Study Session on the proposed Nissan Commercial Car Wash projectand no formal action will be taken at this time. The Study Session is not subject to the requirements of the California Environmental Quality Act (CEQA) as it does not have the potential to result in a direct physical change in the environment or a reasonably foreseeable indirect change in the environment and, thus, does not meet the definition of a project under CEQA Guidelines Section 15378.
STRATEGIC PLAN INITIATIVE:None.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:Although a public notice is not required for a Study Session, 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 East Bay Times and posted at several locations throughout the City. A Planning Application sign was posted on the project site and the project was also included on the City’s development activity webpage. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS:1) Project Plans2) Examples of Typical Vacuum Stations and Proposed Vacuum Station3) Photo Simulations
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KAISER COMMERCIAL CAR WASH
Site Development Review
February 17, 2022
Prepared By:
K-12 Architects
New Leaf Landscape Architects
MacKay & Somps
Prepared For:
Dosanjh Real Estate LLC
TABLE OF CONTENTS
C.1 SITE PLAN
C.2 FIRE ACCESS PLAN
C.3 TRASH PICK UP PLAN
C.4 PRELIMINARY UTILITY PLAN
C.5 PRELIMINARY GRADING PLAN
C.6 PRELIMINARY CROSS SECTIONS
C.7 PRELIMINARY STORMWATER MANAGEMENT PLAN
L.1 CONCEPTUAL LANDSCAPE PLAN
A101 ARCHITECTURE SITE PLAN
A201 FLOOR PLAN
A301 ELEVATIONS
A401 ELEVATIONS
Attachment 1
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PA
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NO
PARKING
NO
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14'
11'
10'
14'
10
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17'
24'
15'
10.5'
17'
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25
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4'
6'
5'
5'
10
8
'
5'
12'
9'
44'
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5
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34.8'
11
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4'
9.
5
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3'
6'
4'
6'
26'
34
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25'
UTILITY
ESMT
19'19'
1
9
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R8'
R8'
R8
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R15'
R12'
R20
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R25
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VACUUM
STALLS
PAY STATIONS
11'5'9'
PROJECT BOUNDARY
SIGN EASEMENT
3'
8'
11
'
ROW
PSE
PAE
NON-ACCESS EASEMENT
25'
UTILITY
ESMT
AP
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9
8
5
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2
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5
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APN# 985-0027-027-00
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C.1
NOTE:
1.ALL DIMENSIONS ARE SHOWN INDICATIVELY AND ARE TO BE
ADJUSTED DURING FINAL DESIGN
SITE SUMMARY
BUILDING AREA: 3574± SF
TOTAL CAR WASH SITE AREA: 43563± SF
FLOOR AREA RATIO (FAR): 0.08±
EXISTING ENTRY TO BE
IMPROVED AND USED FOR ACCESS
PROPOSED SIDEWALK PARALLEL TO KAISER
ROAD (PRIVATE) TO BE COORDINATED WITH
ADJACENT KAISER MEDICAL DEVELOPMENT
PROPOSED SIDEWALK PARALLEL TO KAISER
ROAD (PRIVATE) TO BE COORDINATED WITH
ADJACENT KAISER MEDICAL DEVELOPMENTFUTURE ACCESS ONTO
ADJACENT PARCEL
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Protect existing landscape and
irrigation in place (typical)
Bioretention Landscape per Legend
TREES
BOTANICAL NAME / COMMON NAME
CONCEPTUAL PLANT PALLETTE
24" BOX
SYMBOL
LOW
WATER
REQ.'S
ACER R. 'SCARLET SENTINEL' / COLUMNAR RED MAPLE 24" BOX MODERATE
24" BOX LOW
LAGERSTROEMIA I. 'WATERMELON RED' / CRAPE MYRTLE 24" BOX LOW
8
PLANT
QTY.
4
5
3
PLANT
SIZE
1.PLANT PALETTE IS INTENDED AS A REPRESENTATIVE GUIDE OF THE PLANT MATERIAL TO BE USED, ACTUAL PLANT MATERIAL USED IN THE
CONSTRUCTION DOCUMENTS MAY VARY.
2.WATER USE REQUIREMENTS FOR PLANTS (PLANT FACTORS) ARE BASED ON RECOMMENDATIONS FROM THE WATER USE CLASSIFICATION OF
LANDSCAPE SPECIES (WUCOLS IV 2014) PUBLISHED BY THE UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, JANUARY 2014.
3.CONSTRUCTION DOCUMENTS WILL BE PREPARED IN COMPLIANCE WITH THE CITY OF DUBLIN LANDSCAPE REQUIREMENTS AND THE STATE OF
CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO) REQUIREMENTS.
4.BACKFLOW PREVENTER AND ELECTRICAL FOR IRRIGATION CONTROLLER WILL BE DETERMINED WHEN CONSTRUCTION DOCUMENTS ARE
COMPLETED FOR THE PROJECT.
5.BIO-RETENTION AREA WILL BE IRRIGATED BY EITHER HIGH EFFICIENCY OVERHEAD IRRIGATION OR SUBSURFACE DRIP IRRIGATION AS
APPROPRIATE.
6.ALL TREES, SHRUBS AND GROUNDCOVER WILL BE IRRIGATED BY EITHER BUBBLERS OR DRIP IRRIGATION AS APPROPRIATE.
EMITTEREMITTERS
TYPEPER PLANT
(SIZE)
XB-10PC
N/A
XB-10PC
XB-10PC
XB-10PC
XB-10PC
XB-10PC
N/A
XB-10PC
N/A
N/A
XB-10PC
XB-10PC
N/A
XB-10PC
XB-10PC
XB-10PC
XB-10PC
XB-10PC
N/A
XB-10PC
N/A
N/A
N/A
XB-10PC
XB-10PC
XB-10PC
XB-10PC
XB-10PC
N/A
XB-10PC
4 (L)
N/A
4 (L)
4 (L)
4 (L)
4 (L)
3 (M)
N/A
3 (M)
N/A
N/A
2 (S)
2 (S)
N/A
4 (M)
2 (S)
3 (M)
2 (S)
3 (M)
N/A
4 (L)
N/A
N/A
N/A
4 (L)
3 (M)
3 (M)
2 (S)
3 (M)
N/A
4 (L)
XB-20PC
N/A
N/A
N/A
XB-20PC
N/A
XB-20PC
XB-20PC
XB-20PC
XB-20PC
XB-20PC
N/A
N/A
N/A
XB-10PC
N/A
N/A
N/A
N/A
XB-20PC
3
N/A
N/A
N/A
3
N/A
3
2
2
2
3
N/A
N/A
N/A
2 (S)
N/A
N/A
N/A
N/A
3
NOTES
CONCEPTUAL LANDSCAPE PLAN
GROUND COVERS
SHRUBS/VINES
BOTANICAL NAME / COMMON NAMESYMBOL
ACHILLEA MILLEFOLIUM / COMMON YARROW LOW
WATER
REQ.'S
80
PLANT
QTY.
PLANT
SIZE
1 GAL
ARCTOSTAPHYLOS D. 'HOWARD MCMINN' / MANZANITA LOW285 GAL
ARCTOSTAPHYLOS E. 'LITTLE SUR' / LITTLE SUR MANZANITA LOW351 GAL
CISTUS X 'PURPUREUS' / ORCHID ROCKROSE LOW145 GAL
COPROSMA KIRKII / MIRRORPLANT LOW851 GAL
DODONAEA V. 'PURPUREA' / PURPLE HOPSEED BUSH LOW135 GAL
GREVILLEA 'NOELII' / NOEL GREVILLEA LOW315 GAL
KNIPHOFIA UVARIA / RED-HOT POKER LOW411 GAL
CEANOTHUS G. 'ANCHOR BAY' / POINT REYES CEANOTHUS LOW835 GAL
CISTUS X 'SUNSET' / ROCKROSE LOW525 GAL
EXISTING TREE TO REMAIN
CERCIS OCCIDENTALIS / WESTERN REDBUD
LAURUS N. 'SARATOGA' / SWEETBAY
EXISTING LOW9
LAVANDULA S. 'OTTO QUAST' /SPANISH LAVENDER LOW491 GAL
MYOPORUM PARVIFOLIUM / MYOPORUM LOW301 GAL
NANDINA D. 'GULF STREAM' / HEAVENLY BAMBOO LOW181 GAL
PHORMIUM 'TOM THUMB' / DWARF NEW ZEALAND FLAX LOW381 GAL
RHAMNUS C. 'EVE CASE' / COFFEEBERRY LOW255 GAL
RHAPHIOLEPIS I. 'BALLERINA' / INDIAN HAWTHORNE LOW331 GAL
ROSMARINUS O. 'HUNTINGTON CARPET' / DWARF ROSEMARY LOW601 GAL
MYRTUS C. 'COMPACTA' / DWARF MYRTLE LOW465 GAL
PHORMIUM 'BRONZE BABY' / NEW ZEALAND FLAX LOW85 GAL
SALVIA GREGGII / AUTUMN SAGE LOW561 GAL
TEUCRIUM CHAMAEDRYS / GERMANDER LOW371 GAL
CESPITOSA (TUFTED HAIRGRASS), CAREX DIVULSA (BERKELEY LOW1,380 SF 1 GAL
+/- 22'
SPACING
ON-CENTER
+/- 30'
+/- 17'
+/- 18'
18"
60"
36"
48"
48"
96"
60"
24"
72"
72"
N/A
42"
36"
36"
36"
60"
36"
36"
42"
N/A
42"
24"
24"
SPACING
ON-CENTER
EXISTING LANDSCAPE TO BE PROTECTED IN PLACE AND REMAIN N/A1,650 SF EXISTING N/A
SEDGE), JUNCUS PATENS (CALIFORNIA GRAY RUSH) AND
BIO-RETENTION PLANTING TO BE A MIX OF DESCHAMPSIA
CHONDROPETALUM TECTORUM (SMALL CAPE RUSH).
TULBAGHIA VIOLACEA / SOCIETY GARLIC LOW131 GAL 30"
PARTHENOCISSUS TRICUSPIDATA / BOSTON IVY - VINE LOW65 GAL 60"
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SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
DUBLIN
CAR WASH
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
A101
SITE PLAN
20 SITE PLAN
1"= 20'-0"SCALE:
SITE PLAN KEYNOTES
1
2
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MONUMENT SIGN. BY OWNER
6" HIGH CONCRETE CURB.
4" THICK CONCRETE WALK. SEE LEGEND THIS SHEET
SITE YARD LIGHT. WITH CONCRETE BASE SHALL HAVE A DRY SACK FINISH. TYPICAL.
LANDSCAPING. SEE LEGEND THIS SHEET
A/C PAVING.
TRASH ENCLOSURE AND CONC. APPROACH APRON
± 144'-0" LF OF VEHICLE STACKING (144 / 20' = 7.2 VEHICLES)
NEW DRIVEWAY - SEE CIVIL DWGS
CAR WASH VACUUM STATION
24
25
26
27
SETBACK
PROPERTY LINE
DUBLIN BLVD
SITE LEGEND
LANDSCAPING
CONCRETE WALKWAY
AC PAVING/EXISTING PUBLIC RIGHTAWAY SIDEWALK
ALL WALKWAYS AND SIDEWALKS ALONG ACCESSIBLE ROUTES OF TRAVEL (1) ARE
CONTINUOUSLY ACCESSIBLE, (2) HAVE A MAXIMUM 1/2" CHANGE IN ELEVATION, (3) ARE MINIMUM
48" IN WIDTH, (4) HAVE A MAXIMUM 2% CROSS SLOPE, AND (5) WHERE NECESSARY TO CHANGE
ELEVATION AT A SLOPE EXCEEDING 5% (I.E., 1:20) SHALL HAVE RAMPS COMPLYING WITH 2013
CBC, SECTION 11B-405 OR 11B406 AS APPROPRIATE. WHERE A WALK CROSSES OR ADJOINS A
VEHICULAR WAY, AND THE WALKING SURFACES ARE NOT SEPARATED BY CURBS, RAILINGS OR
OTHER ELEMENTS BETWEEN THE PEDESTRIAN AREAS AND VEHICULAR AREAS SHALL BE
DEFINED BY A CONTINUOUS DETECTABLE WARNING WHICH IS 36" WIDE, COMPLYING 2013 CBC,
SECTION 11B-705.1.2.5.
PATH OF TRAVEL
ACCESSIBLE CURB RAMP
4" WIDE PAINT STRIPING, WHITE, UNLESS NOTED OTHERWISE
DETECTABLE WARNING SURFACE
ESCAPE LANE/ TURN AROUND
PAY STATION OVERHEAD
CASHIER PAY STATION
VACUUM STANCHION WITH METAL ROOF
CAR WASH VACUUM OVERHEAD
CAR WASH ENTRY SIGN
ACCESSIBLE POLE MOUNTED SITE SIGN
ACCESSIBLE VAN PARKING STALL
ACCESSIBLE VACUUM PARKING STALL
PUBLIC RIGHT AWAY SIDEWALK
CLASS I RACK FOR 2 BICYCLES. INSTALL PER MFR. SPECIFICATIONS
PROJECT DATA
CAR WASH
TOTAL =
PARKING PROVIDED
VACUUM SPACES
VAN ACCESSIBLE SPACES
PARKING DATA:
BUILDING AREA PARKING RATIO
(10 SPACES + 100LF STACKING) = 10
16
TOTAL REQ'D PARKING
=
=
15
1
=
REQ'D.
TOTAL AREA OF SITE:
TOTAL AREA OF BLDGS:
FLOOR TO AREA RATIO:
S.F.
S.F.
43,564
(8.2%) 3,574
CAR WASH
ASSESSOR'S PARCEL NUMBER(S):
PROJECT SITE AREA (GROSS):
BUILDING DATA:
STRUCTURE
ZONING:
TYPE OFCBC
CONST.OCCUP.
S.F.3,574
AREA
(1 ACRE)
PD- PLANNED DEVELOPMENT
S.F.43,564
B V B
10
BICYCLE SHORT TERM=1
BICYCLE SHORT TERM (5% OF REQ. PARKING) = 1
985-27-26
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31
'
-
1
0
"
54
'
-
0
"
8'
-
0
"
6
V
A
C
U
U
M
S
P
A
C
E
S
@
1
3
'
-
6
"
O
.
C
.
13
'
-
3
"
5'
-
0
"
VA
N
AC
C
E
S
S
I
B
L
E
4'
-
4
"
18
'
-
1
1
"
25
'
-
4
"
8
V
A
C
U
U
M
S
P
A
C
E
S
@
1
3
'
-
6
"
O
.
C
.
5'
-
0
"
6'
-
1
1
"
25
'
-
6
"
20
'
-
6
"
2'
-
0
"
8'
-
0
"
24
'
-
0
"
23
'
-
7
"
11
'
-
6
"
10
8
'
-
5
"
25'-6"14'-4"
10'-10"19'-7"
73
'
-
6
"
55
'
-
5
"
LONG TERM (5% OF REQ. PARKING) = 1
LONG TERM=1
4
2
KE
E
G
A
N
S
T
3
1
5
6
7
7
8
9
10
11
12
13
14 14
15
16
17
SCOPE OF WORK
THE PROJECT ENTAILS NEW SITE DEVELOPMENT CONSISTING OF A NEW PROPOSED
105'-0" TUNNEL CAR WASH INCLUDING STRUCTURAL, FENESTRATION, ROOFING,
ELECTRICAL WITH EXTERIOR LIGHTING, PLUMBING. THE SITE IMPROVEMENTS WILL
INCLUDE GRADING, DRAINAGE, UTILITIES, LANDSCAPE, SITE LIGHTING AND SITE
ACCESSIBILITY.
10'-0"
18
19
20
21
22
LONG TERM BICYCLE LOCKER. INSTALL PER MFR. SPECIFICATIONS
25
26
27
28 REQUIRED ACCESS TO NEIGHBORS PROPERTY
28
13
A201
FLOOR PLAN
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
DUBLIN
CAR WASH
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
2'-6"25'-3"4'-0"22'-11"4'-0"24'-10"4'-0"15'-5"
2'-6"1'-6"
1'-6"
4'-0"29'-3"26'-11"28'-10"19'-5"
4'-0"
108'-5"
10
"
3'
-
2
"
2'
-
1
0
"
12
'
-
0
"
2'
-
1
0
"
2'
-
6
"
1'
-
6
"
3'
-
5
"
6'
-
0
"
4'
-
1
1
"
4'
-
0
"
17
'
-
8
"
4'
-
0
"
14
'
-
4
"
40
'
-
0
"
10
"
3'
-
2
"
2'
-
1
0
"
12
'
-
0
"
2'
-
1
0
"
3'
-
2
"
10
"
2'
-
5
"
3'
-
0
"
6'
-
6
"
2'
-
5
"
4'
-
0
"
17
'
-
8
"
4'
-
0
"
14
'
-
4
"
40
'
-
0
"
10"3'-2"9'-8"10'-8"8'-0"44'-8"8'-6"10'-7"8'-3"2'-6"1'-6"
4'-0"1303'-11"52'-8"27'-5"256'-0"
108'-5"
CAR WASH TUNNEL
MECHANICAL ROOM
OFFICE ELECTRICAL
REST ROOM
5'
-
2
"
10
'
-
0
"
VACUUM EQUIP.
20 CAR WASH FLOOR PLAN
1/8"= 1'-0"SCALE:14
A301
FLOOR PLAN
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
DUBLIN
CAR WASH
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
AEP SPAN METAL SIDING- "TAHOE BLUE"
AEP SPAN METALS- "SILVERSMITH"
ALPOLIC ACM PANELS- SILVER
AEP SPAN METAL SIDING- "PARCHMENT"
A
A
A
A
BBB
BCDD D
C
DD
C
B
D
C
+30'-4" A.F.F.
TOP OF PARAPET
+30'-4" A.F.F.
TOP OF TOWER
+13'-10" A.F.F.
TOP OF PARAPET
+15'-0" A.F.F.
TOP OF PARAPET
COLOR LEGEND
C
D
A
B
KEY NOTES
1
2
3
4
5
6
7
8
9
10
11
12
13
METAL TRIM
HOLLOW CORE METAL DOOR
STANDING SEAM METAL ROOFING
METAL CANOPY
ROOF LINE AND WALL BEYOND
METAL WALL PANEL- PAINTED
STOREFRONT WINDOW SYSTEM; DARK BRONZE ANODIZED, 2"x4.5" CENTER GLAZING
SYSTEM; WITH 1" CLEAR DUAL GLAZING
ALPOLIC ACM PANEL
STREET ADDRESS, 12" HIGH LETTERS, 1 1/2" STROKE, BLACK, BACKGROUND COLOR TO
MATCH TRIM COLOR, WALL WASH ILLUMINATION
METAL FLASHING - PAINT TO MATCH DAL TILE OR CEMENT PLASTER
METAL WALL PANEL- PAINTED
STANDING SEAM METAL ROOFING
METAL TRIM- PAINTED
+13'-10" A.F.F.
TOP OF PARAPET
+8'-8" A.F.F.
TOP ACM PANELS
+13'-6" A.F.F.
TOP OF METAL PANEL
+20'-10" A.F.F.
TOP OF PARAPET
+24'-6" A.F.F.
TOP OF WINDOWS
+26'-1" A.F.F.
TOP OF PARAPET
+13'-10" A.F.F.
TOP OF PARAPET
+13'-10" A.F.F.
TOP OF PARAPET
+7'-2" A.F.F.
TOP OF WINDOWS/DOORS
+13'-10" A.F.F.
TOP OF PARAPET
+15'-0" A.F.F.
TOP OF PARAPET
+13'-6" A.F.F.
TOP OF METAL PANEL
+17-0" A.F.F.
TOP OF PARAPET
+19'-3" A.F.F.
TOP OF PARAPET
+20'-10" A.F.F.
TOP OF PARAPET
+24'-6" A.F.F.
TOP OF WINDOWS
+26'-1" A.F.F.
TOP OF PARAPET
+8'-8" A.F.F.
TOP ACM PANELS
162
6
5
D
3
7
5
1
B
2
A
2
A
1
A
2
A
1
D
3
7
1 1
D
3
C
6
D
4
D
4
D
3
A
1
A
2
A
1
A
2
D
5
D
3
6
D
5
D
3
D
2
D
7
D
7
AB
1 2
A
3 12
B
5
1
C 5
A 2
5
D
3
NORTH ELEVATION (SOUTH ELEVATION SIMILAR)EAST ELEVATION
WEST ELEVATION
1/8" = 1'-0"SCALE:
15
Examples of Typical Vacuum Stations and Proposed Vacuum Station
Ty
p
i
c
a
l
Va
c
u
u
m
St
a
t
i
o
n
s
Proposed Vacuum Station
16
DUBLIN CAR WASH INDER DOSANJH
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1623.002
05-04-2022
JOB NO.
DATE
EXISTING CONDITIONS
PROPOSED CONDITIONS
A1
View 1 Photo Simulation
All images are a combination of photography and artist renderings,
and are provided for illustrative purposes only. Actual may vary.
Photos are taken with a “normal” lens which has approximately
40 degrees field of view (50mm digital equivalent). These photos
are considered a close approximation of the typical human eye.
In some cases, photos on the left and right are taken to create a
panorama for a better representation of context. These side photos
do not have the full 40 degrees due to some overlap. A virtual
camera is created with a linear (3 point) perspective that matches
the field of view within 0.1 degrees field of view. Due to inaccura-
cies in the linear perspective method, some distortion will occur
increasing away from center. Digital models of the existing site are
created from site data and then used to place the virtual cameras
at the accurate height and position via gps data. Camera direction
was then adjusted using reference points from both Civil CAD and
Google Earth satellite data. Accuracy is dependent on the amount
and quality of references points available and will decrease when
there are a limited number. Proposed buildings and landscaping
are created and overlaid with the existing model to align with their
real world location. Some photo-editing is necessary to omit trees,
landscaping, and other site elements that will be removed with the
current design. Some balancing in light exposure is also necessary
to create a more clear image or maintain consistency between pho-
tos when used in a panorama. These images are provided without
any warranty of any kind, either expressed or implied.
17
DUBLIN CAR WASH INDER DOSANJH
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1623.002
05-04-2022
JOB NO.
DATE
EXISTING CONDITIONS
PROPOSED CONDITIONS
A2
View 2 Photo Simulation
All images are a combination of photography and artist renderings,
and are provided for illustrative purposes only. Actual may vary.
Photos are taken with a “normal” lens which has approximately
40 degrees field of view (50mm digital equivalent). These photos
are considered a close approximation of the typical human eye.
In some cases, photos on the left and right are taken to create a
panorama for a better representation of context. These side photos
do not have the full 40 degrees due to some overlap. A virtual
camera is created with a linear (3 point) perspective that matches
the field of view within 0.1 degrees field of view. Due to inaccura-
cies in the linear perspective method, some distortion will occur
increasing away from center. Digital models of the existing site are
created from site data and then used to place the virtual cameras
at the accurate height and position via gps data. Camera direction
was then adjusted using reference points from both Civil CAD and
Google Earth satellite data. Accuracy is dependent on the amount
and quality of references points available and will decrease when
there are a limited number. Proposed buildings and landscaping
are created and overlaid with the existing model to align with their
real world location. Some photo-editing is necessary to omit trees,
landscaping, and other site elements that will be removed with the
current design. Some balancing in light exposure is also necessary
to create a more clear image or maintain consistency between pho-
tos when used in a panorama. These images are provided without
any warranty of any kind, either expressed or implied.
18
Nissan Commercial Car Wash
Study Session
City Council
May 17, 2022
19
Project Location
20
Land Use & Zoning
•General Plan/Eastern Dublin Specific Plan
–Medical Campus Commercial
–Retail uses, offices, hotel, entertainment, automotive
sales, and restaurants
•Planned Development Ordinance No. 03-19
–Ordinance No. 08-16 (Stage 1 Development Plan)
–Focuses on commercial uses that will generate
revenue to the City
21
Proposed Project
•Self-Service Car Wash
–3,574 sf car wash tunnel
–18 vacuum stations
•Requested Approvals
–Site Development Review Permit
–Planned Development Amendment Stage 1 & 2
–Conditional Use Permit
22
Site Plan
DUBLIN BOULEVARD
KA
I
S
E
R
RO
A
D
23
Elevations
West Elevation
East Elevation
North Elevation
Vacuum Station
24
Photo Simulations
View from Dublin Boulevard
View from Keegan Street
25
Next Steps
•City Council input
•If project moves forward:
–Applicant respond to Staff comments and update
Noise Assessment Study
–Complete project review
26