Hollister City Council
February 20, 2024

which would be considered an expansion of the existing non-conforming use, which is not permitted.

Furthermore, the City of Hollister has tried to work through the possibilities for a permitting solution for the applicant’s request to add fuel stations to accommodate the private fleet of the existing San Benito Rockery business at 151 and 249 Hillcrest Road. However, after discussion with the City Manager and City Attorney’s Office it was determined that the proposal would be considered an expansion of the existing non-conforming industrial use in that location (zoned Neighborhood Mixed-Use/NMU), which is not something that can be permitted. Pursuant to 17.24.220 of the Hollister Municipal Code, non-conforming uses and structures cannot be expanded or intensified beyond the existing non-conforming use. The non- conforming use at 151 Hillcrest Road is permitted to continue indefinitely, however Planning cannot approve the expansion and/or intensification of the use.

ANALYSIS:

Location

The proposed Project site is a 5.43-acre parcel located north of Gibbs Road. The parcel is bounded by M1 (Light Industrial) to the east and north, Neighborhood Mixed Use (NMU) and General Commercial (GC) to the west, and General Commercial (GC) to the south. To the east are multiple businesses including a proposed gymnasium/fitness facility at an existing building. The lot to the west is a vacant parcel while another parcel is occupied by the concrete batch plant/materials supplier at 151 Hillcrest Road, a legal nonconforming use. Gibbs Road is located to the south and further south is Satellite Healthcare Facility.

The location of the Project site is shown below:

Figure 1: Project Site and the Surrounding Area

Site Plan (Sheet 2):

Project
Site
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The applicant is proposing to establish a CNG fueling facility and parking for trucks. An itemized list of existing and proposed improvements included within this proposal are listed below:

• PCC slab for time-fill area 1 & mixer parking
• PCC slab for GNC equipment area
• Existing storage area (non-permitted)
• Existing drive aisles and equipment/material storage areas • CNG time-fill area 2 & truck parking (tractor trailers) on existing aggregate base • CNG fast-fill area for on demand fueling
• Natural gas supply line and meter to CNG facility
• Electrical supply line and meter to CNG facility
• CNG equipment for compression of natural gas and delivery of CNG to fueling dispensers. • CNG piping, fuel dispensers and appurtenances

The Project as proposed does not meet general plan and zoning ordinance requirements and would require additional improvements and modifications. The Project proposes to be an accessory use to a legal nonconforming use and only provide minimal improvements. A standalone service station would be a permitted use within the M1 Zoning District. However, it cannot be permitted as an accessory expansion of a non-conforming use. If proposed as a standalone service station, the project must meet the requirements of the municipal code in order to be considered for approval by the planning commission.

This includes landscaping, access, parking, frontage improvements, etc. It has been requested by Staff for the applicant to amend the proposal to comply with these requirements (see attached correspondence.

Attachments 2-5) for review. However, the applicant has not made the necessary amendments for the project to be considered as a standalone service station development proposal.

Figure 2: Site Plan

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The Project proposal’s does not include the construction of any structures. However, it does intend to establish a private a CNG fueling facility and as well as parking for CNG Mixers and Transfer Tractor Trailers. The proposal will take place on the west side of the parcel. The eastern portion is to remain as is.

Additional improvements include an internal drive aisle ranging in width from 24’ to 40’, 16 parking spaces for mixers and transfer trailers, a 28’ x 80’ GNC fueling area and storm water mitigation swale.

The following Table summarizes the requirements of the Industrial zone general development standards.

Table1: Development Standards
Development Standard M1 Light Industrial Proposed Project Front Setback 10 feet Significantly setback
Rear Setback 10 feet 24 feet
Side Yard (Interior) Setbacks 0 feet 0’
Height 75 feet 20 feet tallest equipment
component
Landscaping 10 percent 2.3 percent

Architecture:

The applicant has provided elevations for the proposed fueling facility. The tallest component is a 20’ Dual Head LED light. The applicant has also provided color pictures of other fueling facilities with the same concept. The elevations include ANGI CNG compressor, CNG Dryer ANGI, communication panels, buffer panels, filter stand with flow meter, 6” fixed bollard, fire extinguisher, housekeeping pad, wheel stop, utility transformer amongst other components.

Figure 3 – Front (East) Elevation – Equipment Compound Area

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Figure 4: Rear (North) Elevation – Time-Fill Area #1

Figure 5: South Elevation – Fast-Fill Area

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Figure 6: West Elevation – Time-Fill Area #2

Figure 7: Dispensing Schematic

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Figure 8: Electrical Equipment

Figure 9: Gas Equipment

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Figure 10: Fast-fill Dispensing Area

Landscaping (Sheet 6):

The landscaping plan provided includes only a portion of the site. The current proposal (2.3%) is significantly below what is required (10%). Additionally, the landscaping does not meet the requirements set forth in Chapter 17.16.080 – Landscaping design and standards. The applicant was informed of this concern, the applicant requested to move forward with the landscaping as is and allow the Planning Commission to make the determination.

Zoning District Compliance:

The Project, as proposed, does not meet zoning compliance requirements. The proposal is currently presented as an accessory use to the adjacent property located at 151 Hillcrest Road. However, the existing Project at 151 Hillcrest Road is a legal non-conforming use that cannot be expanded pursuant to Chapter 17.24.220 Nonconforming uses and structures. 151 Hillcrest Road currently contains the San Benito Rockery Business which provides concrete products and landscaping materials and supplies. This is an industrial use, falling under the land use category of “concrete, gypsum, and plaster products”. This is a permitted use in the M1 Zoning District with approval of a Conditional Use Permit. However, 151 Hillcrest Road is Zoned Neighborhood Mixed Use (NMU), where this use is not permitted. The use was in existence prior to the adoption of the current General Plan (2005) and Zoning Ordinance (2008), therefore is considered legal non-conforming. Section 17.24.220(D)(2) states “no nonconforming use of land shall be enlarged, increased, or extended to occupy a greater area of land than was occupied when it became nonconforming.” The applicant may review its application and adequately submit a proposal for a service B.1.c
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station which shall be reviewed as its own independent Project and subject to Chapter 17.22.220 Service Stations as well as Chapter 17.10 regulating the Industrial Zoning District.

The project proposes to retain the existing landscape and add minimal landscape on the frontage of the Gibbs Road. However, the minimal landscape currently existing on site does not meet the required landscape requirements nor is it aesthetically appealing. The zoning ordinance requires that 10% of the site be landscaped. The existing landscape is 1% and an additional 1.3% is proposed for a total of 2.3% landscape area which is significantly below what is required.

The project proposes only an existing gate as an accessory access point from Gibbs Drive, with primary access shared across the northwest corner of the site through the 151 Hillcrest Road property. This access, shown below, does not have a directly aligned driveway but rather shares access with the neighboring parcel to the east where this driveway is aligned. Section 17.18.120 (B)(1) requires that the location of non-single family development be located 150 feet from a curb return, unless infeasible, whereby access shall be located the maximum distance possible. This driveway is the only feasible location for the neighboring parcel that is served by this driveway. However, the subject parcel has adequate frontage, approximately 650 feet, on Gibbs Drive to provide a driveway cut that meets this requirement.

Additionally, the location of this gate as a main access point to the property is inconsistent with Sections

17.18.120 (B)(2)(b) Location of Access and 17.18.120(C)(3) Driveway Width and Length, which require a minimum distance between the centerline of accesses of 200 feet for streets with speed limits of 30 mph or less, or 300 feet for streets with speeds above 30 mph, and requires a minimum driveway cut of 35 feet in width for industrial development. The speed limit of Gibbs Drive is not posted, and would need to be confirmed by the Police and Engineering Departments. However, the project site has significant frontage along Gibbs Drive to the south to provide adequate access in compliance with the Zoning Code.

Figure 11: Existing Gate

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The development of a new service station is a permitted use in the M1 Light Industrial Zoning District with the approval of a Conditional Use Permit. Service Stations are subject to the additional regulations of Chapter 17.22.200 of the Zoning Ordinance (attached for reference, Attachment 6). Similar to the other sections described above, the project site as designed is inconsistent with the distance between access requirements of this section [Subsections 17.22.200(G),(H),&(I)]; inconsistent with the landscaping requirements for a services station [Subsection 17.22.200(J)] of 10% minimum landscape coverage; as well as inconsistent with the Section 17.22.200(P) which states “[n]o used or discarded vehicle parts or equipment, or disabled, junked or wrecked vehicles shall be located in any open area outside the main structure.” The site is currently used as an unpermitted accessory outdoor storage area for the 151 Hillcrest Road site. There are vehicles, equipment, and materials currently being stored outdoors on the site. This use is inconsistent with the proposed service station use.

General Plan Compliance:

The proposal presented to the Planning Division is not compliant with the General Plan. The current submittal does not meet General Plan goals and policies, nor does it meet zoning ordinance requirements including landscaping requirements and improvements to the site to establish an independent use. As previously mentioned, a legal nonconforming use cannot be expanded. Furthermore, the parcel at 151 Hillcrest Road is zoned Neighborhood Mixed Use while the subject property is zoned M1 Light Industrial as such it is subject to different requirements and guidelines.

California Environmental Quality Act:

Pursuant to the California Environmental Quality Act Section 15270 Projects which a public agency rejects or disapproves of are exempt from CEQA.

If a standalone Service Station were proposed on this property, additional environmental review will be required. The project site is over five acres in size, disqualifying the site from the Class 32 Infill Development Projects exemption under CEQA (Section 15332 of the CEQA Guidelines). Additionally, review of any potential hazardous materials both existing on the site as well as from the potential use may be necessary.

For this reason, the Planning Commission will find that an option to approve the project has not been identified at this time. The Planning Commission may, however, make findings supporting the approval of the project as proposed, and direct Staff and the Applicant to prepare the necessary environmental analysis for the project and return to the Commission for reconsideration of the project with amended findings and supporting environmental documentation. All environmental analyses and any technical studies will be prepared at the applicant’s expense. The Planning Commission may also provide direction to the applicant to make modifications to the project (environmental analysis would still need to be prepared based on revised project description) and return to the Commission at a future date.

CONCLUSION:

The applicant is proposing to establish a CNG fueling facility and parking for mixers and transfer trucks to B.1.c
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be exclusively used by the adjacent business located at 151 Hillcrest Road. The expansion of a nonconforming use is not permitted by the Zoning Ordinance. Staff recommends the applicant redesign its current proposal and submit plans that conform to the requirements of a service station which is allowed within the M1 Light Industrial zoning.

PLANNING COMMISSION OPTIONS:

The Planning Commission can choose one of the following options:

1. Adopt a Resolution denying CUP 2023-3, subject to the findings contained in the draft resolution (Attachment 1); or

2. Continue the hearing and direct Staff to provide additional information or clarification.

Staff recommends the Planning Commission select Option 1 for this Item.

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GENERAL INFORMATION

APPLICANT: Opal Fuels
C/O Marcia Medina
10225 Philadelphia Court
Rancho Cucamonga, CA 91730

PROPERTY OWNER: Gerald R. Blatt
Star Concrete
1404 South 7th Street
San Jose, CA 95112

LOCATION: North of Gibbs Road

ASSESSOR PARCEL
NUMBER: APN 056-250-063

GENERAL PLAN
DESIGNATION: Industrial

ZONING DISTRICT: M1 (Light Industrial)

SURROUNDING USES:

Location Zoning Designation General Plan Land Use Current use of Property
Project Site M1 (Light Industrial) Industrial Storage yard North M1 (Light Industrial) Industrial Industrial
South GC (General Commercial) General Commercial Commercial East M1 (Light Industrial) Mixed Use Developed
West NMU (Neighborhood
Mixed Use)/
GC (General Commercial)
Mixed Use/ General
Commercial
San Benito Rockery/
Vacant/ Detention
Pond

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APN 056-250-024
901 Prospect Ave
City of Hollister, doc 2008-0006192
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APN 056-250-024
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City of Hollister, 1997-0003560
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Vicinity Map
Project Site
Basis Of Bearings: The bearings shown on this map are based on the west line of Parcel A as found, monumented and recorded as South 2° 17' 49" West on that map thereof recorded in Book 6 of Parcel Maps at page 100, San Benito County Records.

Benchmark: Elevations show on this plan set are based on the top of the curb at the existing curb inlet in the north line of Gibbs Dr near the middle of the project site frontage for APN 056-250-063.

Elevation = 299.06' (NAVD 88)
Underground Utility Notice: Observed surface evidence of utility lines including facilities, appurtenances, and markings where used in depicting the locations of underground utilities.

However, lacking excavation, the exact locations and depths of underground features can not be accurately, completely, and reliably depicted.

Flood Zone: The entirety of the property lies within Zone X of the FEMA Flood Zone, areas determined to be outside the 0.2% annual chance floodplain according to FIRM Panel 06069C0185D effective April 15, 2009.

Seismic Zone: This project does not lie within any seismic special studies zone according to the Special Studies Zone Map, San Felipe Quadrangle, Effective January 1, 1982. There is a special studies zone along the Caleveras Fault Line approximately 1500 feet to the West of the project site.

Topography Note: Topography shown is from a field survey conducted by MH Engineering in 2/19/2021, supplemented with site review 1/19/2023.

Boundary Note: The boundary and easement information shown on these plans are based on the record information as cited on the face of this map.

Project Information:

Applicant:Opal Fuels
attn: Marcia Medina, Project Coordinator
10225 Philadelphia Ct.

Rancho Cucamonga, CA 91730
[email protected]
909.793.3700
Owner:Gerald R. Blatt
Star Concrete
1404 South 7th Street
San Jose, CA 95112
Engineer/Surveyor: MH Engineering
attn: Allen Andrade
16075 Vineyard Blvd.

Morgan Hill, CA 95037
831.524.2212 / [email protected]
Project Data:

Project Name: Star Concrete CNG Facility
Project Address: ___ Hillcrest Road
APNs: 056-250-063
See Sheet 2.0 for Proposed Project Data
this sheet shown to present existing site conditions
S&A Sheet Index:
1 Title Sheet / Existing Site
2 CNG Site Plan
3 CNG Facility Elevations
4 CNG Facility Plans
5 CNG Grading & Drainage Plan
6 CNG Landscape Plan
7 CNG Photometric Plan
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(29
7 .
8 5
'
)
(29
7 .
6 9
'
)
(29
7 .
8 8
'
)
(29
7 .
3 9
'
)
(29
7 .
2 6
'
)
(298.28')
(29
8 .
3 4
'
)
(29
7 .
7 3
'
)
(29
5 .
8 8
'
)
(29
7 .
6 2
'
)
(29
7 .
5 7
'
)
(29
7 .
3 3
'
)
(29
6 .
9 6
'
)
(29
7 .
2 9
'
)
(29
8 .
3 7
'
)
(29
8 .
0 6
'
)
(29
8 .
3 7
'
)
(29
7 .
9 8
'
)
(29
8 .
1 9
'
)
(29
8 .
1 1
'
)
(29
8 .
4 9
'
)
(29
8 .
0 2
'
)
(29
7 .
4 8
'
)
(298.46')
(29
8 .
6 0
'
)
(29
8 .
0 0
'
)
(29
7 .
8 7
'
)
(29
7 .
9 8
'
)
(29
8 .
1 3
'
)
(29
7 .
9 8
'
)
(29
7 .
3 6
'
)
(29
7 .
6 0
'
)
(29
8 .
6 2
'
)
(29
8 .
3 2
'
)
(29
8 .
8 1
'
)
(29
8 .
2 7
'
)
(29
8 .
7 1
'
)
(29
8 .
5 6
'
)
(29
8 .
7 4
'
)
(29
8 .
2 9
'
)
(29
7 .
7 5
'
)
(298.66')
(29
8 .
8 5
'
)
(29
8 .
4 4
'
)
(29
8 .
0 8
'
)
(29
8 .
3 2
'
)
(29
8 .
6 3
'
)
(29
8 .
4 9
'
)
(29
7 .
8 9
'
)
(29
7 .
8 3
'
)
(29
8 .
8 8
'
)
(29
8 .
5 7
'
)
(29
9 .
2 4
'
)
(29
8 .
5 4
'
)
(29
9 .
3 0
'
)
(29
9 .
0 4
'
)
(29
9 .
1 0
'
)
(29
8 .
5 0
'
)
(29
8 .
2 2
'
)
(298.86')
(29
9 .
1 2
'
)
(29
9 .
0 9
'
)
(29
8 .
3 6
'
)
(29
8 .
7 1
'
)
(29
8 .
9 8
'
)
(29
8 .
6 3
'
)
(29
8 .
2 9
'
)
(29
7 .
9 7
'
)
(29
9 .
1 3
'
)
(29
8 .
8 3
'
)
(29
9 .
5 5
'
)
(29
8 .
8 2
'
)
(29
9 .
8 6
'
)
(29
9 .
3 6
'
)
(29
9 .
3 6
'
)
(29
8 .
8 0
'
)
(29
8 .
5 9
'
)
(299.06')
(29
9 .
3 9
'
)
(29
9 .
6 9
'
)
(29
8 .
6 2
'
)
(29
9 .
1 7
'
)
(29
9 .
3 2
'
)
(29
8 .
8 7
'
)
(29
8 .
7 9
'
)
(29
8 .
1 7
'
)
(29
9 .
4 1
'
)
(29
9 .
1 0
'
)
(29
9 .
8 3
'
)
(29
9 .
0 7
'
)
(30
0 .
2 2
'
)
(29
9 .
8 5
'
)
(29
9 .
3 9
'
)
(29
9 .
1 6
'
)
(29
8 .
8 6
'
)
(299.56')
(30
0 .
0 0
'
)
(30
0 .
1 0
'
)
(29
8 .
8 7
'
)
(29
9 .
7 2
'
)
(29
9 .
4 6
'
)
(29
9 .
0 9
'
)
(29
9 .
1 1
'
)
(29
8 .
7 7
'
)
(29
9 .
8 2
'
)
(29
9 .
5 1
'
)
(29
0 .
0 0
'
)
(30
0 .
5 1
'
)
(30
0 .
3 0
'
)
(29
9 .
8 6
'
)
(29
9 .
5 0
'
)
(29
9 .
1 8
'
)
(299.96')
(30
0 .
5 1
'
)
(30
0 .
5 2
'
)
(29
3 .
0 9
'
)
(30
0 .
2 4
'
)
(29
9 .
9 6
'
)
(29
9 .
3 1
'
)
(29
9 .
3 8
'
)
(29
9 .
4 1
'
)
(30
0 .
4 9
'
)
(30
0 .
1 8
'
)
(29
8 .
0 6
'
)
(29
0 .
0 0
'
)
(30
0 .
3 0
'
)
(30
0 .
4 6
'
)
(30
0 .
4 3
'
)
(29
9 .
6 9
'
)
(29
9 .
7 9
'
)
(2
9 9
.
8 8
'
)
(30
0 .
3 7
'
)
(30
0 .
5 1
'
)
(29
0 .
0 0
'
)
(30
0 .
3 4
'
)
(30
0 .
3 7
'
)
(29
9 .
7 5
'
)
(29
9 .
6 1
'
)
(29
9 .
8 0
'
)
(30
0 .
5 5
'
)
(30
0 .
3 3
'
)
(29
4 .
2 8
'
)
(29
0 .
2 7
'
)
(30
0 .
2 6
'
)
(30
0 .
5 2
'
)
(30
0 .
5 1
'
)
(29
9 .
7 2
'
)
(29
9 .
6 1
'
)
(3
0 0
.
0 1
'
)
(30
0 .
3 8
'
)
(30
0 .
4 4
'
)
(29
0 .
0 0
'
)
(30
0 .
3 1
'
)
(30
0 .
6 1
'
)
(30
0 .
2 4
'
)
(29
9 .
6 3
'
)
(29
9 .
9 9
'
)
(30
0 .
4 2
'
)
(30
0 .
3 3
'
)
(30
0 .
3 1
'
)
(30
0 .
1 6
'
)
(30
0 .
1 7
'
)
(30
0 .
7 1
'
)
(30
0 .
2 3
'
)
(29
9 .
4 3
'
)
(29
9 .
3 0
'
)
(3
0 0
.
1 4
'
)
(30
0 .
2 7
'
)
(30
0 .
2 8
'
)
(29
0 .
4 7
'
)
(30
0 .
3 5
'
)
(30
0 .
6 3
'
)
(29
9 .
9 2
'
)
(29
9 .
3 9
'
)
(29
9 .
7 9
'
)
(30
0 .
3 1
'
)
(30
0 .
3 3
'
)
(2
9 9
.
5 2
'
)
(29
9 .
5 9
'
)
(29
9 .
8 9
'
)
(29
9 .
2 9
'
)
(29
9 .
0 0
'
)
(29
8 .
8 2
'
)
(29
9 .
0 7
'
)
(29
9 .
4 3
'
)
(29
9 .
5 4
'
)
(29
9 .
6 7
'
)
(30
0 .
6 6
'
)
(30
0 .
1 2
'
)
(29
9 .
8 1
'
)
(29
9 .
6 6
'
)
(29
9 .
9 1
'
)
(30
0 .
2 0
'
)
(30
0 .
3 4
'
)
(30
0 .
6 3
'
)
(2
9 9
.
2 8
'
)
(299.00')
(298.82')
(299.07')
(299.43')
(299.54')
(299.67')
(30
0 .
0 2
'
)
(29
9 .
9 0
'
)
(29
9 .
6 3
'
)
(29
9 .
3 6
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)
(29
9 .
2 6
'
)
(29
9 .
5 2
'
)
(29
9 .
8 5
'
)
(30
0 .
1 5
'
)
(3
0 1
.
0 1
'
)
(301.23')
(301.29')
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30'18'
48'

18.5'18.5'
(ex drainage inlet)
(ex pcc washout area)
(ex equipment parking area)
(ex s
d

c
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(ex utility vault)
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x

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)
(ex street light)
(ex street light)
(ex street light)
(ex sd curb inlet)
R=60.00'Δ=41°24'35"
L=43.36'
R=60.00'
Δ=101°24'36"L=106.20'
(ex gate)
(ex cmu wall)
(ex cmu wall)
(ex cmu wall)
(ex cmu wall)
(ex cmu wall)(ex cmu wall)(ex cmu wall)
(ex cmu wall)
(ex cmu wall)
(ex cmu wall)(ex cmu wall)(ex cmu wall)
(ex cmu wall)
(297)
(298
)(299
)
(3
0 0
)
(3
0 0
)
(
3 0
0 )
(3
0 0
)
(290)
(295)
(300)
(29
9 )
(298)(297)
(296)
(2
9 7
)
(2
9 7
)
(
2 9
7 )
(2
9 7
)
(29
7 )
(29
8 )
(2
9 9
)
(30
0 )
(30
0 )
(3
0 0
)
(
2 9
9 )
(29
8 )
(
2 9
7 )
(
2 9
8 )
(
2 9
9 )
(
3 0
0 )
(2
9 8
)
(29
9 )
~ pcc

y
a
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d

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a

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~
(primary access)
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 320 1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
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221010
1 7
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0 5
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2 5
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=
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Aa
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ALL E N T . AND
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A TE OF CA L I F O R N IA
EXP.

C58384
R

EGISTER E D P R O F ESSIONA
L

E
N
G
I
N
EER12-31-2024

FOR PLANNING ONLY

NOT FOR CONSTRUCTION
06/06/2023 5:54pm
CU
P

2 0
2 3
-
3 B.1.d
Packet Pg. 220

X
X
X
X
X
X
APN 056-250-063
___ Hillcrest Rd
Gerald R. Blatt, Doc#2019-0009054
industrial storage yard
(s
d
)
(s
d
)
(s
d
)
(s
d
)
(s
d
)
(s
d
)
X
X
X
X
(w)
(w)
(w
)
(w
)
(w
)
(w
)
(w
)
(w
)
(w
)
(w)
(sd
)
(w
)
(w
)
(w
)
(w
)
(w
)
(fh)
(sd
)
X
X
X
X
X
X
X
X
X
X
X
X
X
X
(ex drainage inlet)
(ex s
d
m
h
)
(ex building)
(ex building)
(ex building)
(ex building)
(ex building)(ex building)
(ex building)
(e
x

b
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l
d
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n
g
)
(e
x

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)
(ex building)
(ex sdmh)
25ORNIAFILAC
(29
7 .
9 9
'
)
McC
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s

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APN 056-250-005
151 Hillcrest Rd
5 M 68
Gerald R. Blatt Doc#2019-00061111
Concrete Batch Plant / Materials Supplier
APN 056-250-024
901 Prospect Ave
City of Hollister, doc 2008-0006192
vacant industrial lot
APN 056-250-024
981 Prospect Ave
City of Hollister, 1997-0003560
detention pond
AP
N

0 5
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Homestead Lot 34
Homestead Lot 33
S8
6 °
5 0
'
2 0
"
E
36 4
.
2 5
'
500.14'S4°32'45"E
141.38'
S2°17'49"W483.95'S2°17'49"W
326.47'
S8
8 °
0 1
'
5 1
"
E
68 .
4 0
'
40' ingress egress
& pse easement per
6 PM 100 15' utility easement
per 446 OR 354
15' utility easement
per 443 OR 505
50' easement for
railroad spur
30' easement for RR spur &
irrigation per 374 OR 813
City per 1997-0000791
25ORNIAFILAC
North
(ex building)
Homestead Lot 34
Homestead Lot 33
UPR
R
AP
N

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2 5
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S2°18'40"W 679.64'
APN 056-270-010
894 Industrial Drive
Lot 9, 8 M 67
Hillcrest Mini Storage, doc#2001-0001486
mini storage facility
APN 056-270-024
884 Industrial Drive
Lot 8, 8 M 67
Williams, doc#2003-0014587
industrial building
APN 056-270-023
874 Industrial Drive
Lot 7, 8 M 67
Williams, doc#2003-0014587
industrial building
(ex building)
APN 056-270-007
854/864 Industrial Drive
Lot 6, 8 M 67
Bulman, doc#2002-0000224
industrial building
APN 056-270-031
834/844 Industrial Drive
Lots 4&5, 8 M 67
Rovella, doc#2004-0020294
gymnasium / fitness facility
APN 056-270-033
824 Industrial Drive
Lots 2&3, 8 M 67
Ozeki Sake, doc#2016-0000960
industrial facility
Parcel B, 6 PM 100
Parcel A, 6 PM 100
Parcel B, 6 PM 100
Parcel A, 6 PM 100
APN 056-270-033
249 Hillcrest Road
ptn Parcels A&B, 6 PM 100
Ozeki Sake, doc#2016-0000960
industrial facility
Industrial Drive
Pinnacles Natl. Park Highway
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Ladd Lane
Vicinity Map
Project Site
Basis Of Bearings: The bearings shown on this map are based on the west line of Parcel A as found, monumented and recorded as South 2° 17' 49" West on that map thereof recorded in Book 6 of Parcel Maps at page 100, San Benito County Records.

Benchmark: Elevations show on this plan set are based on the top of the curb at the existing curb inlet in the north line of Gibbs Dr near the middle of the project site frontage for APN 056-250-063.

Elevation = 299.06' (NAVD 88)
Underground Utility Notice: Observed surface evidence of utility lines including facilities, appurtenances, and markings where used in depicting the locations of underground utilities.

However, lacking excavation, the exact locations and depths of underground features can not be accurately, completely, and reliably depicted.

Flood Zone: The entirety of the property lies within Zone X of the FEMA Flood Zone, areas determined to be outside the 0.2% annual chance floodplain according to FIRM Panel 06069C0185D effective April 15, 2009.

Seismic Zone: This project does not lie within any seismic special studies zone according to the Special Studies Zone Map, San Felipe Quadrangle, Effective January 1, 1982. There is a special studies zone along the Caleveras Fault Line approximately 1500 feet to the West of the project site.

Topography Note: Topography shown is from a field survey conducted by MH Engineering in 2/19/2021, supplemented with site review 1/19/2023.

Boundary Note: The boundary and easement information shown on these plans are based on the record information as cited on the face of this map, including information provided in Old Republic Title Company commitment file Number NCT22012285 dated 5/30/2023.

Project Information:

Applicant:Opal Fuels
attn: Marcia Medina, Project Coordinator
10225 Philadelphia Ct.

Rancho Cucamonga, CA 91730
[email protected]
909.793.3700
Owner:Gerald R. Blatt
Star Concrete
1404 South 7th Street
San Jose, CA 95112
Engineer/Surveyor: MH Engineering
attn: Allen Andrade
16075 Vineyard Blvd.

Morgan Hill, CA 95037
831.524.2212 / [email protected]
Project Data:

S8
6 °
4 0
'
4 0
"
E
10 8
.
7 8
'
S8
6 °
4 0
'
4 0
"
E
63 .
6 8
'
North
605040302010
SCALE: 1"=30'
0 (29
6 .
2 1
'
)
(29
7 .
6 8
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)
(29
7 .
3 8
'
)
(29
7 .
1 4
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7 .
4 8
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(29
7 .
8 1
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(298.15')
(29
7 .
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)
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)
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)
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7 3
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)
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)
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)
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8 .
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8 .
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)
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)
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8 .
7 4
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)
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8 .
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)
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7 .
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)
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8 .
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)
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)
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)
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)
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8 .
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)
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)
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9 .
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8 .
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)
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)
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(301.29')
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30'18'
48'

18.5'18.5'
(ex drainage inlet)
(ex pcc washout area)
(ex equipment parking area)
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(ex street light)
(ex street light)
(ex sd curb inlet)
R=60.00'Δ=41°24'35"
L=43.36'
R=60.00'
Δ=101°24'36"L=106.20'
(ex gate)
locked, for secondary access only
(ex cmu wall)
(ex cmu wall)
(ex cmu wall)
(ex cmu wall)
(ex cmu wall)(ex cmu wall)
(ex cmu wall)
(ex cmu wall)
(ex cmu wall)
(ex cmu wall)(ex cmu wall)
(ex cmu wall)
(ex cmu wall)
(297)
(298
)(299
)
(3
0 0
)
(3
0 0
)
(
3 0
0 )
(3
0 0
)
(290)
(295)
(300)
(29
9 )
(298)(297)
(296)
(2
9 7
)
(2
9 7
)
(
2 9
7 )
(2
9 7
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Project Name: Star Concrete CNG Facility
Project Address: ___ HIllcrest Road / Gibbs Drive
Description of Proposed Use: add CNG Facility to ex industrial yard Project Description: install CNG Facility on existing industrial yard that is appurtenant to existing batch plant and material supply facility on 151 HIllcrest Rd (APN056-250-005). Both APN 056-250-005 and the project APN 056-250-063 are owned by Gerald Blatt who is the owner of Star Concrete and both properties are operated by Star Concrete with the project APN being materials and equipment storage and the proposed CNG Facility to be over a portion of this APN for exclusive use by Star Concrete CNG equipment (CNG Mixers and Transfer Tractor Trailers) for fueling and parking. The proposed CNG facility includes the following:
·pcc slab for time-fill area 1 & mixer parking
·pcc slab for CNG equipment area
·existing ab storage area
·existing ab drive aisles and equipment/material storage areas ·CNG time-fill area 2 & truck parking (tractor trailers) on ex ab ·CNG fast-fill area for on demand fueling on ex ab
·natural gas supply line and meter to CNG facility
·electrical supply line and meter to CNG facility
·CNG equipment for compression of natural gas and delivery of CNG to fueling dispensers.
·CNG piping, fuei dispensers and appurtenances
APN: 056-250-063
Parcel Size: 5.571 acres
Zoning Designation: M-1, Light Industrial
General Plan: Industrial
Structure Size/Lot Coverage: 0% (no buildings proposed) Number of Dwelling Units/buildings: 0 buildings, 0 dwelling units Days & Hours of Operation: Mon. thru Fri. 7am to 4pm, Sat. 7am to 1pm Parking & Loading Spaces: existing = n/a (ex industrial storage yard) / proposed as follows:
·16 time-fill area 1 parking/fuel stalls for mixers (12'x30') ·4 time-fill area 2 parking/fuel stalls for tractor trailers (14'x80') ·2 fast-fill fuel stalls
·remainder of site to remain as ex industrial storage yard ·
Percentage of Open Space/Landscaping: n/a (existing frontage along Gibbs Drive is landscape to remain as-is
Projected Project Operations:
·no new employees (proposed project is providing on-site CNG fueling for existing company vehicles - project will not change the number of employees on-site), 20 company vehicles will be served by the proposed facility - the project will only eliminate the need for these vehicles to travel to off-site facilities for fueling. ·Secure Access - site is secured by fencing walls and gates for use by Star Concrete vehicles only.
·CNG facility hours will be the same as the adjacent supply yard and batch plant, Office Mon. thru Fri. 7am to 4pm, Sat. 7am to 1pm. ·No retail sales area. This project is a CNG facility for Star Concrete equipment only.

All project site property lines including bearings and distances are shown on site plan.
·Setbacks: per 17.10-2 M-1 setback requirements are 0 ft.. Setbacks provided are dimensioned on the site plan
·All drive aisles are dimensioned and labeled with materials to be used on the site plan.
·Adjacent property uses are labeled along with APN, address, and owner ·There are no existing structures on the site (existing site topographic map provided on sheet 1.0 to clearly show the existing site prior to the proposed development) Sheet 2.0 shows the proposed CNG facility components. ·General Pedestrian, Bicycle and Parking Regulations:
··17.18.030 - all elements applicable to this site labeled on this site plan. For this industrial yard, the existing sidewalk and bike lane along Gibbs Dr. are the only elements considered as required for this project. ··17.18.060 - Parking parking requirements are based on floor area yet this project is a private CNG fuel facility specific to Star Concrete vehicles for fueling and storage, there is no customer or employee parking at the CNG facility.
··17.18.070 - per evaluation of table 17.18-1 no bicycle parking spaces are required in the IBP zone for this CNG facility.
··17.18.100 - ADA parking spaces provided as required (none) ·Circulation Plan:
··parking facilities as required by 17.18 shown
··All sidewalks are ADA compliant and trees have been provided for shading (existing along Gibbs Dr)
··Pedestrian paths include the sidewalk along Gibbs Drive. The remainder of the site is vehicle storage with pedestrian paths available in the aisles. ··there are no proposed on-site signs that would conflict with the pedestrian or vehicle paths
··No storm water grates are all located where they could pose a hazard to pedestrians or bikes
··City/San Benito County local transportation authority: no need for transit facility anticipated for this storage facility.
··outdoor seating not provided as this does not seem appropriate for a CNG Facility.
··on-site parking shown. Loading for equipment or materials storage is at the storage location or from the aisle immediately adjacent. ·Existing public and private easements: shown per the record documents cited on this plan.
·Streets/Alleys: shown as existing or proposed with dimensions ·Utility Services: shown as existing or proposed with labels indicating type. ·Lighting: existing street lights on Gibbs Drive to remain. Proposed lighting to include 2 free standing parking lot lights in the CNG facility area. 1515151515151515151515151515151510 14101010
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40' AB drive aisle 40' AB drive aisle
24 AB
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1515151515151515151515151515151510 14101010
2345678910111213141516
20 19 18 17
1 2122
Storm Water Mitigation Swale Time-Fill Area #1
6" PCC / 9"AB
Time-Fill Area #2
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17 18
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R20'
R20'
R40'
R50'
CNG Facility Components
#Description

1.ANGI CNG Compressor

2.CNG Dryer ANGI GD-030-S-M-460-150-3

3.ASME 23' Storage Bottles 3-Pack

4.Dual Motor Starter Panel

5.Service Entrance Rate Manual Transfer Switch

6.Communication Panel

7.Buffer Panel

8.Filter Stand w/Flow Meter S.M.

9.6"Ø Fixed Bollard

10.ESD w/5 lbs. Fire Extinguisher

11.Housekeeping PCC Pad

12.20' Dual Head LED Light

13.ANGI Dispenser high/low flow

14.Filter Post - Wall Mount

15.Single 18' Hose Time-Fill Wall Mount

16.Wheel Stop

17.Dual 25' Hose Caisson Post

18.Filter Stand w/Flow Meter & Caisson

19.Utility Transformer

20.Gas Meter Assembly
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
12'
30 '
30 '
12'
224.25'67.3'27.68'80'
28 '
(primary access)
Detail Area - See Sheet 4.0 Detail Area - See Sheet 4.0 Detail Area - See Sheet 4.0 Detail Area - See Sheet 4.0 Pa
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ALL E N T . AND
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A TE OF CA L I F O R N IA
EXP.

C58384
R

EGISTER E D P R O F ESSIONA
L

E
N
G
I
N
EER12-31-2024

FOR PLANNING ONLY

NOT FOR CONSTRUCTION
06/06/2023 5:50pm
CU
P

2 0
2 3
-
3 B.1.d
Packet Pg. 221

1.ANGI CNG Compressor

2.CNG Dryer ANGI GD-030-S-M-460-150-3

3.ASME 23' Storage Bottles 3-Pack

4.Dual Motor Starter Panel

5.Service Entrance Rate Manual Transfer Switch

6.Communication Panel

7.Buffer Panel

8.Filter Stand w/Flow Meter S.M.

9.6"Ø Fixed Bollard

10.ESD w/5 lbs. Fire Extinguisher

11.Housekeeping PCC Pad

12.20' Dual Head LED Light

13.ANGI Dispenser high/low flow

14.Filter Post - Wall Mount

15.Single 18' Hose Time-Fill Wall Mount

16.Wheel Stop

17.Dual 25' Hose Caisson Post

18.Filter Stand w/Flow Meter & Caisson

19.Utility Transformer

20.Gas Meter Assembly
Note:

Details shown on this sheet are provided from Opal Fuels 100% plan set Star Concrete Hollister CNG Fueling Facility dated 10/22/21, used by permission for inclusion with this plan set. Full construction details and specifics should refer to this 100% plan set for clarification and specifics
Elevation: Equipment Compound Area
Elevation: Time-Fill Area #1
Elevation: Fast-Fill Area Elevation: Time-Fill Area #2 CNG Facility Components
#Description #Description Time Fill Dispensing Schematic Fast Fill Dispensing Schematic
typical electrical equipment
typical gas equipment
typical fast-fill dispensing area
Note:

Photos shown on this sheet are provided for reference only from Opal Fuels Star Concrete - Supporting Documents power point as submitted to the City of Hollister Planning Department for supplemental information citation made here for reference to complete document if further information is needed.
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 320 1 2
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C58384
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EER12-31-2024

FOR PLANNING ONLY

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06/06/2023 5:50pm
CU
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APN 056-250-063
___ Hillcrest Rd
Gerald R. Blatt, Doc#2019-0009054
industrial storage yard
APN 056-250-024
901 Prospect Ave
City of Hollister, doc 2008-0006192
vacant industrial lot
APN 056-250-024
981 Prospect Ave
City of Hollister, 1997-0003560
detention pond
500.14'S4°32'45"E
141.38'
40' ingress egress
& pse easement per
6 PM 100
15' utility easement
per 446 OR354
15' utility easement
per 443 OR 505
City per 1997-0000791
Homestead Lot 34
Homestead Lot 33
Parcel B, 6 PM 100
Parcel A, 6 PM 100
(29
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(ex cmu wall)
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(295)
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151515151515151515151515 14101010
234567891011
20 19 18 17
1 2122
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40' AB drive aisle 40' AB drive aisle
30' AB drive aisle 30' AB drive aisle
40' AB drive aisle
151515151515151515151515 14101010
234567891011
20 19 18 17
1 2122
Time-Fill Area #1
6" PCC / 9"AB
Time-Fill Area #2
existing AB
17 18
1 4
15 10
16 1128
3 5
4 6
7 9 12
10 11
10 10
9 13
9 10
12 Fast-Fill Area
existing AB
ty
p
.
typ.
typ.
typ.

R20'
R20'CNG Facility Components
#Description

1.ANGI CNG Compressor

2.CNG Dryer ANGI GD-030-S-M-460-150-3

3.ASME 23' Storage Bottles 3-Pack

4.Dual Motor Starter Panel

5.Service Entrance Rate Manual Transfer Switch

6.Communication Panel

7.Buffer Panel

8.Filter Stand w/Flow Meter S.M.

9.6"Ø Fixed Bollard

10.ESD w/5 lbs. Fire Extinguisher

11.Housekeeping PCC Pad

12.20' Dual Head LED Light

13.ANGI Dispenser high/low flow

14.Filter Post - Wall Mount

15.Single 18' Hose Time-Fill Wall Mount

16.Wheel Stop

17.Dual 25' Hose Caisson Post

18.Filter Stand w/Flow Meter & Caisson

19.Utility Transformer

20.Gas Meter Assembly
30 '
12'
224.25'27.68'80'
28 '
15 15 15
15 15 15 15 15 15 15
10 0 20155
SCALE: 1"=10'
10 (2
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30 '
92 .
1 8
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27'
4'
27'
14'
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'
Equipment Compound Area
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C58384
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FOR PLANNING ONLY

NOT FOR CONSTRUCTION
06/06/2023 5:49pm
CU
P

2 0
2 3
-
3 B.1.d
Packet Pg. 223

X
X
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APN 056-250-063
___ Hillcrest Rd
Gerald R. Blatt, Doc#2019-0009054
industrial storage yard
(s
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(s
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(s
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(s
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(w)
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(w
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(w
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(sd
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(w
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(w
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(w
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(w
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(w
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(fh)
(sd
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X
X
X
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X
X
X
X
X
X
X
X
X
X
(ex drainage inlet)
(ex s
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(ex building)
(ex building)
(ex building)
(ex building)(ex building)
(ex building)
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APN 056-250-005
151 Hillcrest Rd
5 M 68
Gerald R. Blatt Doc#2019-00061111
Concrete Batch Plant / Materials Supplier
APN 056-250-024
901 Prospect Ave
City of Hollister, doc 2008-0006192
vacant industrial lot
APN 056-250-024
981 Prospect Ave
City of Hollister, 1997-0003560
detention pond
AP
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Homestead Lot 34
Homestead Lot 33
S8
6 °
5 0
'
2 0
"
E
36 4
.
2 5
'
500.14'S4°32'45"E
141.38'
S2°17'49"W483.95'S2°17'49"W
326.47'
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0 1
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5 1
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E
68 .
4 0
'
40' ingress egress
& pse easement per
6 PM 100 15' utility easement
per 446 OR354
15' utility easement
per 443 OR 505
50' easement for
railroad spur
30' easement for RR spur &
irrigation per 374 OR 813
City per 1997-0000791
(ex building)
Homestead Lot 34
Homestead Lot 33
UPR
R
AP
N