Loading...
HomeMy WebLinkAbout08-08-2000 PC MinutesA regular meeting of the City of Dublin Planning Commission was held on Tuesday, August 8, 2000 in the Dublin Civic Center City Council Chambers. Chairperson Hughes called the meeting to order at 7:00 p.m. ROLL CALL Present: Commissioners, Hughes, Oravetz, Jennings, Johnson, and Musser; Eddie Peabody Jr., Community Development Director; Anne Kinney, Associate Planner; Andy Byde, Associate Planner; Regina Adams, Assistant Planner/Code Enforcement Officer; and Maria Carrasco, Recording Secretary. PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Hughes led the Commission, Staff, and those present in the pledge of allegiance to the flag. The minutes from July 11,2000 and July 25, 2000 Planning Commission meetings were approved as submitted. ADDITIONS OR REVISIONS TO THE AGENDA - None ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS - None PUBLIC HEARING - 8.1 PA 00-018 Temporary Campaign Headquarters, Conditional Use Permit to establish a temporary campaign headquarters within the Dublin Fishery Restaurant located at 7400 San Ramon Road. Cm. Hughes asked for the staff report. Mr. Byde presented the staff report. He stated that the Applicant is requesting approval of a Conditional Use Planning Commission 86 August 8, 2000 Regular Meeting Permit to allow a temporary campaign headquarters to be located within the vacant Dublin Fishery building, located at 7400 San Ramon Road. The building is approximately 7,800 square feet with 91-dedicated parking spaces. Two full time campaign workers will be at the facility during the hours of operation, in addition to various numbers of volunteers throughout the day. The proposed hours of operation would be from 8am to 7pm daily, with the option of 6 special events that would extend the hours from 8am to 12am. The Applicant has proposed the use to terminate on November 30, 2000. Staffhas determined that a campaign headquarters is consistent with a community use and thus requires a Conditional Use Permit. The project is consistent with the City of Dublin General Plan designation of Retail-Office, which allows office and retail uses. The project is also consistent ~vith the San Ramon Road Specific Plan. Additionally, staff finds the project consistent with the development regulations of the Zoning Ordinance. Staff recommends the Planning Commission adopt the resolution approving the Conditional Use Permit for PA 00-018 Temporary Campaign Headquarters. Cm. Jennings asked if the 91 designated parking spaces is sufficient for the extended hours of 8:00 a.m. to 12:00 a.m. for special events. Mr. Byde responded the 91 parking spaces are more than adequate to accommodate any special events. Cm. Hughes asked if the Applicant, Mayor Houston was available for comment. Mayor Houston was not present. Cm. Hughes asked if anyone else wished to address the Planning Commission; hearing none, he closed the public hearing. On motion by Cm. Musser, seconded by Cm. Oravetz, and with a vote of 5-0, the Planning Commission unanimously adopted RESOLUTION NO. 00-47 A RESOLUTION OF THE PLANNING COMMISSION APPROVING PA 00-18 TEMPORARY CAMPAIGN HEADQUARTERS CONDITIONAL USE PERMIT TO ALLOW THE ESTABLISHMENT OF TEMPORARY CAMPAIGN HEADQUARTERS WITHIN THE EXISTING FACILITY LOCATED AT 7400 SAN RAMON ROAD, DUBLIN FISHERY. 8.2 PA 99-021, 7-Eleven Convenience Store and Gas Station, Conditional Use Permit and Site Development Review for a new 2, 830 square foot convenience store building and four pump fueling station. Cm. Hughes asked for the staff report. Ms. Kinney presented the staff report. She stated that the proposed 7-11 will be located at the comer of Dougherty Road and Amador Valley Boulevard, which is primarily a residential neighborhood. The Applicant is requesting a Conditional Use Permit and a Site Development Review. The Planning Commission on May 25, 1999, held a Study Session to discuss the proposed project and provided comments to the Applicant. A number of issues were discussed including the appropriateness of a gas PIanntn~ commission 87 Au,~st 8, 2000 Re, ilar ~teett~ station use at this location, noise and traffic impacts, on-site landscaping, lighting and site design. The Applicant and Staff have worked together to resolve those issues. The convenience store was redesigned to incorporate residential elements to compliment the existing residential neighborhoods. The landscaping has been enhanced on the site and has been incorporated into the Conditions of Approval. The Commission had concerns on the lighting for the project. A Condition of Approval requires the Applicant to prepare a lighting plan. Exterior lighting provided within the parking lot, and on the building and canopy shall be directed downwards to prevent glare to the adjoining properties and adjacent roads. Staff is also concerned that noise and nuisances that could negatively impact the adjacent residential development. A noise study was prepared that identified new noise sources that would be generated by the rooftop equipment, trash collection, and automobile traffic in the parking lot. The noise study states that the existence of an 8-foot sound wall, time restrictions on trash collection and the delivery of goods would minimize the noise impacts on the adjacent residents. However, due to the volume of traffic that would be generated by the project, the residential nature of the area and Dublin Police concerns, Staff has included Condition 15 in Attachment 2 to restrict the hours of operation from 6:00 a.m. to midnight. The project is consistent with the Dublin General Plan and Zoning Ordinance and Staff recommends that the Planning Commission approve the project subject to the Conditions of Approval. Cm. Hughes asked if anyone had questions for Staff. Cm. Jennings asked if there are 2 lanes going west on Amador Valley Boulevard. Ms. Kinney responded there are 2 lanes, but one is a right turn lane. Cm. Hughes asked if a person could exit the site and turn left onto Amador Valley Boulevard. Ms. Kinney stated that it will be restricted to right in and right out only. f Cm. Hughes stated for clarification, that a driver who wants to travel in the opposite direction onto Amador Valley Boulevard would have to exit to the right and make a U-turn at the light. A driver exiting the site onto Dougherty Road could only turn right. Ms. Kinney stated that is correct. Cm. Hughes asked if the 800 vehicle trips per day are for 24 hours. Ms. Kinney stated that it is for 24 hours. Cm. Hughes asked if anyone had additional questions for staff; hearing none he opened the public hearing and asked for the Applicant. Martin Inderbitzen stated that he is representing the Applicant, Brian Hirahara. They reviewed the staff report and the Conditions of Approval and are in agreement with the conditions with the exception of two issues. The staff report indicates that a Conditional Use Permit (CUP) is required to allow the construction and operation of the gas station which is a permitted use under the original Planned Development condition. If the project were approved as proposed, they would waive that objection. The second issue Phl;'ttli~ Coranlisston 88 Aufftst 8, 2000 Re, far Meettn~ is to remove Condition 16, which restricts the hours from 6:00 a.m. to midnight to control the noise nuisances and traffic. He stated that Condition 16 would not have the ability to control those issues. Brian Hirahara, Applicant, stated that he spoke to the neighboring residents and they had a positive response to the project. He submitted a petition to the Commission with 148 signatures from the residents supporting the project. Cm. Hughes asked if anyone else had any questions. Sylvia Kaiser, 7706 Chantilly Drive, Dublin stated that she is very concerned with the proposed project. There are several convenience stores within ½ mile from the 7-11 site and four gas stations down the street. The store will increase traffic and cause a lot of congestion. With the store open 24-hours, kids will gather there and potentially cause problems within the neighborhood. Cm. Hughes asked if there were any other questions or comments; hearing none, he closed the public hearing. Cm. Musser said it is a small development site and an appropriate use for the location. He stated that other than a gas station there aren't any other use types that could go on the site. The majority of gas stations include a convenience store and it's an appropriate site for the project. He supported the project with an amendment to the hours of operation. Cm. Johnson agreed with Cm. Musser. He stated that it is an ideal location for a convenience store and a gas station. He stated that he doesn't have a problem with the store being open 24 hours. Cm. Hughes expressed concerns with the gas pumps and traffic. The property is elevated above the residents, which may increase the noise coming from vehicles driving in and out. An additional 800 vehicle trips per day will have an impact on traffic. He also had concerns with vehicles exiting the property and, having to make a U-turn at Amador Valley Boulevard and Dougherty Road. Them is a convenience store on Amador Valley Boulevard that is open 24 hours a day and people are them at all hours of the night. The 7-11 site is different than any other development in Dublin with the surrounding area being purely residential. He stated that he is opposed to the project. Cm. Johnson stated that the project will not cause an additional 800 vehicle trips per day. The 800 trips are currently there and will not have an impact on traffic. Cm. Oravetz agreed with Cm. Johnson. He stated that he lives in that area and has noticed an increase in traffic coming from San Ramon using Dougherty Road. The project location is perfect for people traveling on Dougherty Road. He also had concerns with exiting the site and having to make a U-turn, which could potentially cause an impact on traffic. Cm. Hughes asked how many gas stations does one community need? He does not feel the project is compatible with the surrounding land use. A few years ago there was a proposed daycare located near the %11 site that the neighbors expressed concerns about the traffic. The traffic study indicated P[anntn, o Commission 89 AudJust 8, 2000 Reffdar Meetin,~ approximately 60 to 70 vehicle trips per day. He does not feel the project is compatible with the surrounding residential area. Cm. Oravetz stated that the petition indicates 148 people in the area are in favor of the project. He stated that he lives in the area and likes the convenience ora 7-11 store within walking distance. Cm. Hughes stated that he is not opposed to a convenient store with regulated hours. The Applicant received 148 signatures from residents, which is a small amount of people in the entire area. There are thousands of people that use the street who live in Dublin and will be affected by the project. Cm. Jennings stated that she is not in favor of the gas station. The site is adjacent to residential use. She stated that there is a convenience store less than a mile from the proposed 7-11 site and approximately seven gas stations within a two-mile radius. It will become a place for kids to gather. Mr. Inderbitzen asked if he could address the Commission. Cm. Hughes stated briefly and reopened the public hearing. Mr. Inderbitzen stated that StafFs presentation indicated the site is within an existing neighborhood and was approved for this type of use. Dougherty Road is a major thoroughfare road and after Dougherty Valley is built out may carry up to 50,000 trips a day. The combination of gas and convenience is important to the project. They are looking for an opportunity to succeed rather than an assumption to failure that will be a benefit to the community. The 7-11 representative is available for questions. Cm. Hughes asked if the Commission agreed to the convenience store without the gas station would the project go forward. Mr. Inderbitzen asked Mr. Hirahara to answer that question. Mr. Hirahara, stated that the market has changed with the oil companies creating larger convenience stores. The 7-11 stores added gas to compete with the oil companies. It is a small gas station with 4 pumps to keep it simple. He explained that the building is a custom design for the site. When they purchased the property they researched the existing Planned Development and based their decisions on that. Cm. Hughes asked if anyone else had any brief comments. Ms. Kaiser stated that it would create more traffic and congestion entering and exiting the site. Cm. Hughes re-closed the public hearing and asked for a motion. On motion by Cm. Musser, seconded by Cm. Johnson with a vote of 3-2-0, by way of an amendment to the conditions allowing 7-11 to be open 24 hours, with Cm. Jennings and Cm. Hughes opposed to the project the Planning Commission adopted Planntn~j commission 90 Au,~just 8, 2000 Regular Meettn, q RESOLUTION NO. 00-48 A RESOLUTION OF THE PLANNING COMMISSION APPROVING PA 99-021 7-ELEVEN CONVENIENCE STORE AND GAS STATION, CONDITIONAL USE PERMIT TO PERMIT THE CONSTRUCTION AND OPERATION OF A GAS STATION AND TO AMEND THE PD PLANNED DEVELOPMENT DISTRICT REGULATIONS TO ESTABLISH SETBACK STANDARDS AND SITE DEVELOPMENT REVIEW FOR A NEW 2, 800 SQ. FT. CONVENIENCE STORE AND FOUR PUMP FUELING STATION AT A VACANT LOT ON THE SOUTHWEST CORNER OF DOUGHERTY ROAD AND AMADOR VALLEY BOULEVARD. RESOLUTION NO. 00-49 A RESOLUTION OF THE PLANNING COMMISSION ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR PA 99-021, 7-ELEVEN CONVENIENCE AND GAS STATION, CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW 8.3 PA 99-064 Quarry Lane School Planned Development Prezone and Annexation for 13.6 acres of land within the Eastern Dublin Specific Plan area to provide zoning and a development plan for a private school use that includes 65,500 square feet of classroom facilities, gymnasium, playing field, parking and landscaped areas to accommodate middle and high school grades Cm. Hughes asked for the staff report. Ms. Kinney presented the staff report. She stated that the project site is located north of the existing City limits, on the east side of Tassajara Road, approximately 3 miles north ofi-580 within the unincorporated area of Alameda County. The site contains two properties, the Quarry Lane School and the Kobold property, located at 6363 and 6237 Tassajara Road respectively. The Applicant, Dr. Arac of Quarry Lane School is requesting approval to allow the development of a privately owned school at 6363 Tassajara Road. It would include the construction of 66, 685 square feet of classroom and administrative space to house 750 students and 55 staff and recreational play fields. Therefore, annexation to the City of Dublin and Dublin San Ramon Services District is requested to obtain the necessary level and range of urban services to facilitate future expansion of the school. Although, the project site lies within a portion of unincorporated Alameda County, it is within the City of Dublin's sphere of influence and within the Eastern Dublin Specific Plan area. Due to the characteristics of the project site, under the Specific Plan it was given three separate land use designations of "Medium Density Residential", "Open Space" and "Rural Residential/Agriculture". Plannindj corn,tBsion 91 Auff4St 8, 2000 The Quarry Lane School site was previously known as the "Villa Tassajara", with an existing building and parking lot used primarily for a variety of social gatherings, including weddings, training seminars and similar events. In April 1999, Alameda County approved a rezoning for the property to PD-Planned Development District to allow the Phase 1 development for Quarry Lane School, consisting of 15,600 square feet of floor area for day care, preschool and elementary grades with a maximum of 200 students. The County also certified an Environmental Impact Report for Quarry Lane School prior to the approval of the rezoning and development application. The EIR considered the full build-out of Quarry Lane School consisting of 62, 575 square feet of floor area for day care, preschool, elementary, middle and high school grades to accommodate a maximum of 950 students. A Planned Development (PD) Prezoning has been prepared for the Kobold property to establish regulations for future use. In order for the project to come under the jurisdiction of the City of Dublin, the Alameda County Local Agency Formation Commission (LAFCo) must approve annexation of the site to the City. The proposed Planned Development Prezone and Annexation request for the Quarry Lane School and Kobold properties is consistent with the Dublin General Plan, Eastern Dublin Specific Plan and Dublin Zoning Ordinance. The City has received 4 comment letters on the Initial Study Mitigated Negative Declaration, staff needs to review the letters and bring the comments to the Planning Commission at the next meeting. Staff recommends the Planning Commission to open the public hearing, receive testimony, close the public hearing and continue the project to the next Planning Commission meeting due to comment letters received. Cm. Oravetz asked if the future Community Park would border the basketball court and can the kids walk to the park from the school? Ms. Kinney stated that it is uphill and would be quite a hike. Cm. Hughes asked any other questions for staff; hearing none he opened the public hearing. Dr. Sabri Arac, President of Quarry Lane School thanked Mr. Peabody and Staff for all their hard work on the project. He stated that he is looking forward to opening the school. Wynn Newton, Architect, thanked everyone and particularly the Planning Staff. She explained that they considered a number of layout variations but Staff pushed to have the building turned 90 degrees, which made is become a wonderful looking site. The Villa Tassajara building, which was previously used for weddings, will be used as the cafeteria and library for the school. She gave a very detailed description of the building architecture and layout. Robert Nielsen stated that he is the property owner to the north of the site and opposed to the project. He explained that the project has been changed dramatically from when the EIR was done for the project. The grading and noise will have more impacts to his property. In the process of good planning, everyone wants a project to go through and not held up because of problems. He does not want to spend a lot of money on fighting this and would like to come to an agreement to make the project work for everyone. He asked why the project has been changed from the original agreement (Phase II). Ms. Kinney stated that when the County of Alameda looked at the EIR, they placed the building along the southern property line, which the City was not in favor of that location. Staff felt the views to the upper hillside would have been obliterated and it did not allow enough parking. The Applicant also wanted outdoor recreational areas for the school children. Planni~ commission 92 Au~st 8, 2000 Re,~ular Meeti~ Mr. Nielsen asked if the building could not be situated in the hillside as it was in the original Phase II plan? Ms. Kinney stated that working with the school's requirements and on the topography of site the proposed site plan is as shown on the model. The building has been designed to appear as a two-story structure rather than a three-story structure. Mr. Nielsen said that could have been achieved on the original Phase II plan. Ms. Kinney stated that it would have appeared as a 3-story structure. She suggested for the Applicant to address whether it could achieve the same appearance. Mr. Nielsen asked if that would be on the downhill side? Ms. Kinney stated that is to her understanding. Mr. Nielsen asked if the new building design was a 3-story structure. Ms. Kinney stated that the building has 3 floors, but appears as a 2-story structure. Mr. Nielsen asked from what angle. Ms. Kinney responded from the front and rear of the property and from his property. Mr. Nielsen asked if the building has a basement that is being counted as a floor? Ms. Kinney stated that there is a first level, which is part basement that is against the hill. Mr. Nielsen stated the building could have the same affect if it was located east to west against the hill. He asked the finished elevation of the building? Ms. Kinney responded the overall height of the building is 59 feet from the ground floor to the top of the roof. The finished height is 515-foot elevation. Ms. Kinney said the size of the Phase II building has been increased. The original site plan for the property would have required a lot more grading. Ms. Kinney said that Alameda County reviewed the original site plan, which flattened the entire site and did not get approved. The City has been asked to review the project and Staffproduced the most appropriate way to accommodate the building for this site and minimize the grading. Mr. Nielsen asked what the amount of grading was to position the building east to west. Ms. Kinney stated that the calculations on the grading were not done for the project. P[annind~ com.tission 93 ^ufftst 8, 2000 Re. far Meettn~ Mr. Nielsen urged the Commission to review the project and the EIR. He does not have any objections to the original Phase II on the project. The design and layout has been changed dramatically and should have a new EIR to address the impacts to his property. Cm. Hughes asked Mr. Nielsen if one of the buildings above the school is his place of residence. Mr. Nielsen said yes, the house closest to the road. He explained that from the property line it is about 80 feet and another 80-90 feet from the school. He stated that the building is beautiful but the model displayed is not to scale. He requested additional review of the project. Ms. Newton stated that the height of the building is 515 feet. The building was initialing oriented east to west but could not fit the soccer field onto the site without extensive grading beyond the 500-foot line. It would have required retaining walls. Michael Kobold, property owner stated that he is opposed to the project due to the impacts to his property. The 9-foot retaining wall will be seen from his property. He doesn't object to the school being built, but the prezoning will take 40% of his property for open space. Jay Lange stated he works with Michael Kobold and is concerned on how the school affects the property. With the school being there will have a negative affect on selling the property. The required open space is coming from his property. Cm. Hughes asked if the creek runs through Mr. Kobold's property? Mr. Peabody said the General Plan document refers to an open space area along the creek. The City has to designate the property at this time in accordance with the General Plan. Mr. Kobold does not have a development plan and Staff felt it was appropriate to designate the property as shown on the existing General Plan. After the property is annexed, Mr. Kobold will have the opportunity to request a General Plan Amendment or Development Plan. It is a very unusual piece of property with a creek running through part of it. Cm. Hughes asked if the designation is written in stone. Mr. Peabody responded no; it is not written in stone. Cm. Hughes asked how far is the boundary of the center of the creek? Ms. Kinney responded a total of a 100 feet from edge of property line. These acreages were taken out of Eastern Dublin Specific Plan. Mr. Lange stated that it is much more difficult to request a General Plan Amendment after the property has been annexed. PIanntn~ Contmisston 94 Aud~st 8, 2000 Re3ular Meeting Cm. Hughes stated that the project would not adversely affect Mr. Kobold's property. Without a development proposal before the City, a study would be preliminary and may require an additional study with a development plan. Mr. Kobold stated that there would be an impact to his property. Cm. Musser stated width of open space is 100 feet wide. He explained that the General Plan and Specific Plan indicates 150 feet setbacks to protect habitat. The Department ofFish and Game requests 300 feet setbacks. Under those guidelines the property could not be developed. He stated that 100 feet of setbacks would be the best situation for his property. Cm. Hughes explained to Mr. Kobold that he may encounter problems in the future with federal and state agencies on protecting open space and habitat. Whether his property is annexed to the City or not. There was a property in the same area and the Department of Fish and Game wanted 600 feet of open space. Mr. Kobold asked the Commission if he came to the City with a plan would they work with him. Cm. Hughes responded yes the City would work with him. Cm. Jennings stated that the Commission should not make a commitment to Mr. Kobold without knowing what the future would bring in regards to his property. She stated that once the appropriate documents are submitted to the City, and Staff has reviewed the project and made a recommendation, the Commission would look at the best use for the landowner. Cm. Hughes stated that the commitment made to Mr. Kobold is to work with a perspective applicant but not guaranteeing any results. Mr. Peabody stated that when the City adopted the General Plan, Mr. Kobold's property along with many other properties with creeks running through them were designated as open space with 100-foot setbacks. Cm. Musser stated that Mr. Kobold's property with 1 O-feet of open space along the creek would not be in conformance with the General Plan. Mr. Kobold's property being annexed with the Quarry Lane project is in conformance with the General Plan. Mr. Peabody agreed with Cm. Musser. Mr. Kobold thanked the Commission and Staff: Patricia Curtin, Land Use Attorney for the Quarry Lane School stated that she has been involved with the Quarry Lane School since the purchase of the property and the development of Phase I. She stated that the project design and layout has been changed six times. The Applicant and Staff feel the current site plan is the best site plan and fits with the topography. The County approved Phase I of the project but did not approve Phase II. The EIR addressed the noise and grading impacts and Staff can respond to those more significantly at the next meeting. She stated that the EIR findings for Mr. Nielsen's property states Plan~tin,~ Commission 95 AudJItsl 8, 2000 gedular Meetin~q that his property is located over 500 feet from the school. As a result of that location and the different topography, the noise impacts according to the EIR were considered not significant. Cm. Musser asked Ms. Curtin if she could confirm the amount of grading the project would impact. Ms. Curtin stated not specifically but passed out a picture of the original design that shows the difference in grading. Cm. Musser asked if Mr. Nielsen's house being 500-feet away is from the original proposal or from the present proposal. Ms. Curtin stated that it came from the EIR findings certified by the County for the Phase I project, which was the closest to his residence. She stated that there might be a misunderstanding with the project in Mr. Nielsen's letter and the comment that the project will move the play field closer to his residence than the project considered by the County. The previous design and layout had the play field located in the middle of the site. Mr. Nielsen's property is located to the north and the play field has been moved to the south, which is the furthest from the Nielsen property. Mr. Nielsen asked if he could make a comment. Cm. Hughes asked if anyone else had any question that has not had an opportunity to address the Commission; hearing none he asked Mr. Nielsen for his comments. Mr. Nielsen invited the Commission to come out to his property to view the site from his property. The EIR does state the distance as 500-feet, which is incorrect. A site visit will allow the Commission to see the distance between the two properties. The letter that was sent to the City was drafted from his attorney who reviewed site plans from an 8 ½ by 11-size document. He urged the Commission to view the project site from his property. He is in favor of the school and would like it built without impacting his property. He thanked the Commission for their time. Cm. Hughes asked if anyone else wished to address the Commission; hearing none he closed the public hearing and continued the project to the next Planning Commission meeting. Mr. Peabody suggested that the Commission close the public hearing and continue the project to the next meeting to allow Staff time to respond to the comment letters and the environmental issues. Cm. Hughes asked for a motion. On motion by Cm. Oravetz 2"d by Cm. Musser the Planning Commission unanimously agreed to continue PA 99-064 Quarry Lane School to the August 22, 2000 Planning Commission meeting. 8.4 PA-005, Shell Gas Station, Conditional Use Permit and Site Development Review for a 23,838_+ square foot lot located at the intersection of San Ramon Road and Alcosta Boulevard. The project consists of a new 3,256-sq. ft. food-mart, the removal of the Planntn~ Commission 96 Attest 8, 2000 Re~lt/a r Meetinoa existing cashier's kiosk, the replacement of the fuel storage tanks, installation of a new six- dispenser canopy in addition to other on and off-site improvements. Regina Adams, Assistant Planner presented the staff report. She stated that the purpose of the project is to rebuild and replace the existing facilities in a manner that will enhance the site and the surrounding complex. The applicant has met all the criteria requested and the project is compatible with the surrounding uses. She explained that the project would include the installation of a food mart, a new canopy and the replacement of fuel tanks. The food-mart will be open 24 hours 7 days a week and will employ 5-7 people. There is an amendment to Condition 14 clarifying the exits for the project as well as an an~endment to condition 47 clarifying the location of improvements for the street and sidewalks. Staff recommends approval of the Applicant's Conditional Use Permit and Site Development Review request to expand the existing Alcosta Shell Service Station, located at 8999 San Ramon Road, subject to the Conditions of Approval. Cm. Hughes asked if the Applicant was available. Peter Tobin with Tate and Associates stated that he has worked with Staff and Regina and is in agreement with all the conditions for the project. Cm. Jennings asked where are the entrances to the site. Ms. Adams stated that there are two entrances; one from San Ramon Road and one from Alcosta Boulevard. The entrance from San Ramon Road will provide access to adjacent of the Plaza site as well as the project site. Cm. Oravetz asked if all the landscaping would be removed, including the trees. Mr. Tobin stated that the trees along San Ramon Road would remain as well as most of the landscaping. Cm. Oravetz asked when construction would start for the project. Mr. Tobin stated that they would file for building permits in approximately 45-60 days. Cm. Jennings said she is happy about the improvements to area. Cm. Hughes asked any other questions or comments from public; hearing none he closed hearing. On motion by Cm. Musser, 2"d by Cm. Jennings with a vote of 5-0 the Planning Commission unanimously adopted RESOLUTION NO. 00 - 50 A RESOLUTION OF THE PLANNING COMMISSION APPROVING PA 00-005 SITE DEVELOPMENT REVIEW APPLICATION FOR SHELL GASOLINE STATION P~n}li~l~ Comnl~ssiolt 97 Aufflst 8, 2000 Regular Meeting NEW OR UNFINISHED BUSINESS Mr. Peabody stated that the next meeting would have prezoning and annexation request for Tassajara Road and Quarry Lane School, 7-11 store, and the Shell Gas Station at Alcosta and San Ramon Road. ADOURNMENT The meeting was adjourned at 8:50. Community Development Director Restfully submitted, Planning Commission Chairperson Regular Meetin~q