4SECONDARY MID SIGN
EXISTING
PROPOSED
DAY NIGHT
PROPOSED SQ.FT
16.44 SQ. FT.
MUST FOLLOW CA STATE LAWS:
- Diesel must be displayed as “Diesel #2” ambar yellow digits and slid - “Regular Gasoline”, “Plus Gasoline”, “V-Power Gasoline”, “Diesel #2”, “Cash” and “Credit/Debit”, must be 1/3 of the numeral height (but the final text/copy never needs to be more than 4” in height,
regardless of numeral height).
- Required to have full 9/10
- ALL grades must be written out
16 th St
16t
h St
J St
Approval of this proof confirms that all
spelling, grammar, punctuation, numerials,
and colors are correct and ready to print.
CUSTOMER
NAME:
PHONE:
EMAIL:
PROJECT LOCATION
REVISIONS
INITIAL DESIGN:
1ST REVISION:
2ND REVISION:
3RD REVISION:
REVISIONS AFTER 3:
PAGE: 5/10
PROJECT OVERVIEW
DESIGNED BY:
This design is the property of AA Sign Image, Inc.
and may not be reproduced, copied, displayed,
or used for any purpose outside of this project
without written consent or purchase of full rights.
AA Sign Image, Inc. is not responsible for errors in
spelling, grammar, dimensions, or colors. Client
approval confirms all details are correct and
authorizes production.
12/05/2025
CUSTOMER APPROVAL SIGNATURE
SHELL
4191 FIRST STREET,
PLEASANTON, CA 94566
Building Sign 22
MID 13
MID 24
1 Building Sign 1 Canopy Details5
6 Dispensers (6)
64"
24"
[610 mm]
CABINET ELEVATION
"73
Regular
Gasoline
Plus
Gasoline
V-Power
Gasoline
Diesel #2
Regular
Gasoline
Plus
Gasoline
V-Power
Gasoline
Diesel #2
SIDE VIEW
01/13/2026
Julio Vargas
02/05/2026
EXISTING
PROPOSAL
CANOPY
16 th St
16t
h St
J St
Approval of this proof confirms that all
spelling, grammar, punctuation, numerials,
and colors are correct and ready to print.
CUSTOMER
NAME:
PHONE:
EMAIL:
PROJECT LOCATION
REVISIONS
INITIAL DESIGN:
1ST REVISION:
2ND REVISION:
3RD REVISION:
REVISIONS AFTER 3:
PAGE: 6/10
PROJECT OVERVIEW
DESIGNED BY:
This design is the property of AA Sign Image, Inc.
and may not be reproduced, copied, displayed,
or used for any purpose outside of this project
without written consent or purchase of full rights.
AA Sign Image, Inc. is not responsible for errors in
spelling, grammar, dimensions, or colors. Client
approval confirms all details are correct and
authorizes production.
12/05/2025
CUSTOMER APPROVAL SIGNATURE
SHELL
4191 FIRST STREET,
PLEASANTON, CA 94566
Building Sign 22
MID 13
MID 24
1 Building Sign 1 Canopy Details5
6 Dispensers (6)
01/13/2026
Julio Vargas
02/05/2026
CANOPY
Scope of Work:
Remove existing fascia and dispose.
Install 36” pre-imaged Shell fascia.
Fascia to be ILLUMINATED on East/South View.
Fascia to be FLAT NON-ILLUMINATED on West/North
Install Qty: 2 Shell Pecten.
36”
102’
East View
Ray Street
Illuminated Fascia
36”
102’
West View
Non-Illuminated Fascia
36”
43’
North View
Non-Illuminated Fascia
1 3
C-Store
4 2
’201
43’
riF
s
rtS t
ee
t
Ray Street
F
hgieH aicsa
”63 :t
NGIS DI
M
36”
43’
South View
Illuminated Fascia
1 2
3 4
First Street
First Street
Ray Street
16 th St
16t
h St
J St
Approval of this proof confirms that all
spelling, grammar, punctuation, numerials,
and colors are correct and ready to print.
CUSTOMER
NAME:
PHONE:
EMAIL:
PROJECT LOCATION
REVISIONS
INITIAL DESIGN:
1ST REVISION:
2ND REVISION:
3RD REVISION:
REVISIONS AFTER 3:
PAGE: 7/10
PROJECT OVERVIEW
DESIGNED BY:
This design is the property of AA Sign Image, Inc.
and may not be reproduced, copied, displayed,
or used for any purpose outside of this project
without written consent or purchase of full rights.
AA Sign Image, Inc. is not responsible for errors in
spelling, grammar, dimensions, or colors. Client
approval confirms all details are correct and
authorizes production.
12/05/2025
CUSTOMER APPROVAL SIGNATURE
SHELL
4191 FIRST STREET,
PLEASANTON, CA 94566
Building Sign 22
MID 13
MID 24
1 Building Sign 1 Canopy Details5
6 Dispensers (6)
01/13/2026
Julio Vargas
02/05/2026
16 th St
16t
h St
J St
Approval of this proof confirms that all
spelling, grammar, punctuation, numerials,
and colors are correct and ready to print.
CUSTOMER
NAME:
PHONE:
EMAIL:
PROJECT LOCATION
REVISIONS
INITIAL DESIGN:
1ST REVISION:
2ND REVISION:
3RD REVISION:
REVISIONS AFTER 3:
PAGE: 8/10
PROJECT OVERVIEW
DESIGNED BY:
This design is the property of AA Sign Image, Inc.
and may not be reproduced, copied, displayed,
or used for any purpose outside of this project
without written consent or purchase of full rights.
AA Sign Image, Inc. is not responsible for errors in
spelling, grammar, dimensions, or colors. Client
approval confirms all details are correct and
authorizes production.
12/05/2025
CUSTOMER APPROVAL SIGNATURE
SHELL
4191 FIRST STREET,
PLEASANTON, CA 94566
Building Sign 22
MID 13
MID 24
1 Building Sign 1 Canopy Details5
6 Dispensers (6)
01/13/2026
Julio Vargas
CANOPY DETAILS PECTEN MOUNTING DETAILS
Existing met al ACM
canopy fascia
Existing elect rical
with disconnect sw itch
Raceway
LED transformer
mounted to canopy framing
Metal fasteners as r equired.
Metal self tapping screw s
(minimum 4 per letter)
Sign Face
L.E.D. lights
trim cap
Aluminum return
Pecten
Logo Sign
37.38”
34.76”
Existing Panels
CANOPY PANEL MOUNTING DETAILS
CANOPY MOUNTING DETAILS (SIDE ELEVATION)
6.30” (180mm) Corners - Standard Corners Shell Pecten Logo Canopy Branding PROPOSED SQ.FT
9.02 SQ. FT.
Level 1
4.72"
2.24"
23.6"
36.00"
37.38"
34.76" 38.24"
Illuminated Pecten panelLevel 1 Dimensional Fascia
w/Mini LED Red Bar
02/05/2026
DISPENSERS
PRICE PER DIESEL
GALLON EQUIVALENT $
ALL TAXES INCLUDED
1 PRICE PER GALL ON
ALL T AXES IN CLUDED
PRICE PER GALL ON
ALL T AXES IN CLUDED
PRICE PER GALL ON
ALL T AXES INCLUDED
1 Customer Service
Unit (CSU)
Dispenser Valance
Canopy
Column
HSSE/ADA decal
Bollards
Dispenser
Skirt
35”
60”
Gas Dispenser Scope of Work:
Existing Wayne Ovation (Qty: 2 3+1 DSL & 4 3+0) dispensers to be re-imaged to Shell. a. Shell Valances provided by ProSign to be fitted on all dispensers (Qty: 6) b. Install new Metal Door Skins (Qty: 6 set)
c. Install LSI provided PID/Octane/Crind Overlay decals (Qty: 6 set) d. Install 2-1/2” Pump # Decal to dispenser crind/bezel. e. Health & Safety decals (2 per dispenser) installed on inside risers f. Install all required regulatory decals as needed (ethanol, low sulfur, ADA etc.) g. Install Qty: 6 Pump Topper Frames
16 th St
16t
h St
J St
Approval of this proof confirms that all
spelling, grammar, punctuation, numerials,
and colors are correct and ready to print.
CUSTOMER
NAME:
PHONE:
EMAIL:
PROJECT LOCATION
REVISIONS
INITIAL DESIGN:
1ST REVISION:
2ND REVISION:
3RD REVISION:
REVISIONS AFTER 3:
PAGE: 9/10
PROJECT OVERVIEW
DESIGNED BY:
This design is the property of AA Sign Image, Inc.
and may not be reproduced, copied, displayed,
or used for any purpose outside of this project
without written consent or purchase of full rights.
AA Sign Image, Inc. is not responsible for errors in
spelling, grammar, dimensions, or colors. Client
approval confirms all details are correct and
authorizes production.
12/05/2025
CUSTOMER APPROVAL SIGNATURE
SHELL
4191 FIRST STREET,
PLEASANTON, CA 94566
Building Sign 22
MID 13
MID 24
1 Building Sign 1 Canopy Details5
6 Dispensers (6)
01/13/2026
Julio Vargas
02/05/2026
2 3
4 1
6 5
The brand colors used throughout this site are:
– Shell Yellow and Shell Red: 1:5 ratio.
– Shell White is the canvas on which Shell Yellow and Shell Red are able to appear – Shell Dark Gray and Shell Mid Gray, both recommended for Signage and Messaging applications – Shell Silver Champagne, used in Prime Signs and directional signage – Shell Silver, used on building doors on site and High Rise Sign pole P
Shell
Yellow
Shell
Red
Shell Dark Gray 80%
Pantone 425 C
CMYK 0–0–0–80
RGB 89–89–89
HTML #595959
Pantone 485 C
CMYK 0–100–100–0
RGB 221–29–33
HTML #DD1D21
Pantone 116 C
CMYK 0–16–100–0
RGB 251–206–7
HTML #FBCE07
Shell Mid Gray 60%
Pantone Cool Gray 10
CMYK 0–0–0–60
RGB 127–127–127
HTML #7F7F7F
Shell Light Gray 40%
Pantone Cool Gray 7
CMYK 0–0–0–40
RGB 166–166–166
HTML #A6A6A6
Shell White
CMYK 0–0–0–00
RGB 255–255–255
HTML #FFFFFF
Shell Silver Champagne
Pantone 8004C
CMYK 00-11-23-46
RGB 137-122-105
HTML #897A69
Shell Silver
Pantone XXX C
CMYK XXX
RGB XXX–XXX–XXX
HTML #XXXXXX
The brand colors used throughout this site are:
– Shell Yellow and Shell Red: 1:5 ratio.
– Shell White is the canvas on which Shell Yellow and Shell Red are able to appear – Shell Dark Gray and Shell Mid Gray, both recommended for Signage and Messaging applications – Shell Silver Champagne, used in Prime Signs and directional signage – Shell Silver, used on building doors on site and High Rise Sign pole P
Shell
Yellow
Shell
Red
Shell Dark Gray 80%
Pantone 425 C
CMYK 0–0–0–80
RGB 89–89–89
HTML #595959
Pantone 485 C
CMYK 0–100–100–0
RGB 221–29–33
HTML #DD1D21
Pantone 116 C
CMYK 0–16–100–0
RGB 251–206–7
HTML #FBCE07
Shell Mid Gray 60%
Pantone Cool Gray 10
CMYK 0–0–0–60
RGB 127–127–127
HTML #7F7F7F
Shell Light Gray 40%
Pantone Cool Gray 7
CMYK 0–0–0–40
RGB 166–166–166
HTML #A6A6A6
Shell White
CMYK 0–0–0–00
RGB 255–255–255
HTML #FFFFFF
Shell Silver Champagne
Pantone 8004C
CMYK 00-11-23-46
RGB 137-122-105
HTML #897A69
Shell Silver
Pantone XXX C
CMYK XXX
RGB XXX–XXX–XXX
HTML #XXXXXX
COLORS
16 th St
16t
h St
J St
Approval of this proof confirms that all
spelling, grammar, punctuation, numerials,
and colors are correct and ready to print.
CUSTOMER
NAME:
PHONE:
EMAIL:
PROJECT LOCATION
REVISIONS
INITIAL DESIGN:
1ST REVISION:
2ND REVISION:
3RD REVISION:
REVISIONS AFTER 3:
PAGE: 10/10
PROJECT OVERVIEW
DESIGNED BY:
This design is the property of AA Sign Image, Inc.
and may not be reproduced, copied, displayed,
or used for any purpose outside of this project
without written consent or purchase of full rights.
AA Sign Image, Inc. is not responsible for errors in
spelling, grammar, dimensions, or colors. Client
approval confirms all details are correct and
authorizes production.
12/05/2025
CUSTOMER APPROVAL SIGNATURE
SHELL
4191 FIRST STREET,
PLEASANTON, CA 94566
Building Sign 22
MID 13
MID 24
1 Building Sign 1 Canopy Details5
6 Dispensers (6)
01/13/2026
Julio Vargas
02/05/2026
RE SOLUTION NO. PC-2026-12
A RE
SOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PLEASANTON
APPROVING AN APPLICATION FOR SIGN DESIGN REVIEW TO REBRAND AN EXISTING 76 GAS STATION AND CIRCLE K MARKET TO SHELL GASOLINE
AND FASTFILL MARKET LOCATED AT 4191 FIRST STREET, AS MODIFIED TO LIMIT THE CORPORATE BRANDING COLORS TO FIFTY (50) PERCENT OR BELOW THE CANOPY HEIGHT, AS FILED UNDER CASE NO. P25-0300
W
HEREAS, on September 2, 2025, Guy Houston, as the applicant (“Applicant”), on behalf of the owners Mike Ahmadi, GAWFCO Enterprises, LLC (“Property Owner”) submitted a Sign Design Review application to install new monument, wall, canopy, and pump signage as part of a gas station rebranding process from the former 76 Gas Station to the new Shell Gasoline and FastFill Market (hereinafter “the Project”) located at 4191 First Street, Assessor Parcel No. 94-110-12-6, (hereinafter “the Property”); and W
HEREAS, the Property has a General Plan land use designation of Retail/Highway/Service Commercial Business and Professional Offices; and W
HEREAS, the Property is zoned C-C (Central Commercial) District; and W
HEREAS, the Property is designated Downtown Commercial in the Downtown Specific Plan; and
W
HEREAS, on February 25, 2026, the Zoning Administrator denied the Project due to inconsistencies with the required findings listed in Pleasanton Municipal Code (PMC) Section
18.20.050.B.1 through 6; and
W
HEREAS, on March 5, 2026, Applicant, on behalf of the Property Owner, filed a timely appeal of the Zoning Administrator's determination to deny the Project to the Planning Commission; and
W
HEREAS, pursuant to Section 65905 of the Government Code, the Planning Commission held a duly noticed public hearing to consider the Project on May 13, 2026, at which time all interested parties had the opportunity to be heard. The Planning Commission considered the agenda report dated May 13, 2026, incorporated herein by reference, and all written and oral testimony; and
W
HEREAS, on May 13, 2026, the Planning Commission voted and adopted Resolution No. PC-2026-12, upholding the appeal and made revised findings pursuant to those listed in PMC Section 18.20.050.B.1 through 6 and as outlined in Section 4 below; and W
HEREAS, the City of Pleasanton was the lead agency for the Project, and the Planning Commission was the decision-making body for the Project.
NO
W, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of Pleasanton does resolve, declare, determine, and order the following:
Attachment 6
P25-0300 PC-2026-12, May 13, 2026
Section 1: Prior to acting on the Project, and at a properly noticed public hearing, the Planning Commission reviewed written and oral agenda reports, conducted a public hearing on the Project and took testimony, and received into the record all pertinent documents related to the Project (collectively, the “Record Evidence”). The Planning Commission’s de novo determination is based on the Record Evidence, which is incorporated into this Resolution by reference.
Section 2: The Project, as modified, is consistent with the adopted and applicable General Plan Programs, Policies, and Goals related to community character and the discouragement of franchise and prototype architecture and signage, as further documented in Section 4, Finding No. 6 below. As such, the Project complies with the requirements of Government Code Section 65860.
Section 3: Findings for California Environmental Quality Act (CEQA).
The project is categorically exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15301(a): Existing Facilities. The project involves minor exterior alterations to an existing structure. Therefore, no additional environmental review is required.
Section 4: The Project, as modified, fulfills the following findings set forth in Pleasanton Municipal Code Section 18.20.050.B.1 through 6:
1. The project's approval is in the best interest of public health, safety, and general welfare.
The Project, as modified, is in the best interest of the general welfare, which encompasses not only health, spaciousness, and balance, but also beauty. Berman v.
Parker (1954) 348 U.S. 26. The proposed canopy composition is a balanced architectural expression because the color band occupies no more than 50 percent of the canopy height, enhancing the relationship of architectural components and materials.
The Project site serves as a prominent Downtown gateway/entry corridor, where the streetscape's visual character contributes to Pleasanton’s community identity and general welfare. The proposed canopy design, as modified, creates a balanced visual emphasis consistent with the intended Downtown entry character and reinforces the site’s relationship to the City’s broader aesthetic context and natural/visual setting. The modified project is consistent with the General Plan Community Character Element, including Policy 15 / Program 15.3 (attractive sign design and higher-quality sign materials and colors, minimizing bright franchise colors) and Policy 16 (discourages franchise and prototype architecture and signage). As a result, the modified project demonstrates that approval would serve the general welfare as contemplated by the City’s adopted community character policies.
Therefore, the Planning Commission makes this finding.
P25-0300 PC-2026-12, May 13, 2026
2. The site design, including building placement, parking and circulation, landscape, and outdoor space, enhances the pedestrian experience, embraces natural features, promotes connections, creates visual interest, and relates to the character of the surrounding development.
By reducing the color band to no more than 50 percent, the proposed canopy treatment provides a context-sensitive architectural composition that reinforces the established Downtown entry character. The modified color band balances the aesthetic appearance of the canopy fascia, it enhances the pedestrian experience along this Downtown approach. Further, the balance of colors on the canopy fascia enhances the ability for landscaping and streetscape elements to complement architectural features, strengthen vistas, and reinforce an established gateway character.
Therefore, the Planning Commission makes this finding.
3. Architectural considerations, including character, scale, massing, and quality of design, have been incorporated to ensure the project integrates with the existing site and has a cohesive relationship with the surrounding context.
By reducing the color brand to no more than 50 percent of the canopy height, the modified project reduces the brand-forward visual emphasis that detracts from the intended Downtown entry character and thereby reinforces the site’s relationship to the City’s broader aesthetic context and natural/visual setting. The modified canopy color band occupies approximately 50 percent of the canopy height, which balances the perceived scale and emphasis of the canopy when viewed from the public right-of-way, compatible with the intended Downtown gateway context and consistent with the City’s direction to avoid franchise/prototype architecture and signage (General Plan Community Character Element Policy 16).
Therefore, the Planning Commission makes this finding.
4. Exterior lighting, signage, amenities, mechanical equipment, and other architectural features are integrated into the design of the site and building.
By reducing the color brand to no more than 50 percent of the canopy height, the canopy color band functions as an architectural element integrated into the overall design concept. Given its reduced size and prominence, the band is consistent with integrated sign design, and it meets the record-supported threshold that would keep branding subordinate to architecture (i.e., staff’s supported design direction of a band at or below 50 percent of canopy height). As modified, the Project is consistent with General Plan Community Character Element Policy 15 / Program 15.3 (minimize bright franchise colors; attractive sign design and materials) and Policy 16 (discourage franchise and prototype architecture/signage).
Therefore, the Planning Commission makes this finding.
P25-0300 PC-2026-12, May 13, 2026
5. The project, when adjacent to existing residential dwelling units, is designed to minimize impacts, including privacy, light, and glare.
The west side of the Property is adjacent to residential uses, and the record indicates the north and west sides of the canopy are non-illuminated. Accordingly, the proposed illumination design is appropriate in relation to nearby residential uses and minimizes potential impacts from light and glare.
Therefore, the Planning Commission makes this finding.
6. The plan meets the requirements of the municipal code and any other applicable guidelines, policies, and standards.
By reducing the color brand to no more than 50 percent of the canopy height, the Project is consistent with the City’s applicable guidelines or policies included in the following:
a. The General Plan. The Project aligns with the applicable General Plan’s Programs, Policies, and Goals, including Community Character Element Policy 15, Program
15.3 which calls for “attractive sign design and higher quality sign materials,” and “attractive colors, minimizing bright franchise colors.” As modified, the Project’s sign design is attractive, and uses the bright franchise colors at a level consistent with the General Plan. Additionally, the modified Project is consistent with Community Character Element Policy 16, which "discourages franchise and prototype architecture and signage," insomuch as it relies heavily on franchise signage.
b. The Downtown Specific Plan. As modified, the Project conforms to the Downtown Specific Plan, which calls for developments to, amongst other things, “improve the major gateways into downtown to create a sense of arrival and to enhance the aesthetics along these roadways.” (Downtown Specific Plan, LD-G.13.) The modified Project’s reduction in branding colors improves the Gateway by making the brand less forward and reduces the amount of bright franchise colors.
Therefore, the Planning Commission makes this finding.
Section 5: The Planning Commission hereby approves the appeal and overturns the Zoning Administrator’s determination to deny Case No. P25-0300, the application to install new monument, wall, canopy, and pump signage as part of a gas station rebranding process from the former 76 Gas Station to the new Shell Gasoline and FastFill Market located at 4191 First Street, subject to the Conditions of Approval shown in Exhibit A, attached hereto and incorporated herein by reference.
Section 6: This resolution shall become effective 10 days after its passage and adoption, unless appealed before that time.
P25-0300 PC-2026-12, May 13, 2026
PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Pleasanton at a regular meeting held on May 13, 2026, by the following vote:
Ayes: Commissioners Pace, Wedge, and Jagoe
Noes: Commissioner Jain
Absent: Commissioner Morgan
Abstain: None
ATTEST:
_____________________________ ______________________________ Derek Farmer Brandon Pace
Secretary, Planning Commission Chair
APPROVED AS TO FORM:
______________________________
Katherine Wisinski
Assistant City Attorney
P25-0300 PC-2026-12, May 13, 2026
EXHIBIT A
CONDITIONS OF APPROVAL
P25-0300
Shell Gasoline and FastFill Market Sign Design Review
4191 First Street
May 13, 2026
The applicant is hereby notified, as part of this approval, that (s)he is required to satisfy and maintain compliance with the conditions of approval below. Where approval by the Director of Community and Economic Development, Planning Division, Director of Public Works/City Engineer, City Attorney, Chief Building and Safety Official, Fire Department or other City staff is required, review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted practices related to the approval. In addition to complying with the conditions below, the applicant is required to comply with all applicable federal, state, and local laws that pertain to this Project, whether specifically noted herein.
This approval is granted for Sign Design Review to install new monument, wall, canopy, and pump signage as part of a gas station rebranding process from the former 76 Gas Station to the new Shell Gasoline and FastFill Market, on Assessor Parcel No. 94-110-12-6, located at 4191 First Street. Development shall be substantially as shown on the Project materials listed below:
a. Project Plans, Exhibit B, prepared by Sign Image, Inc., dated “Received” on February 5, 2026, and kept on file in the Planning Division of the Community and Economic Development Department.
The Project materials listed above are collectively the “Approved Plans.”
THIS APPROVAL IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:
1. APPROVAL AND REVISIONS: The proposed development shall be in substantial conformance with the “Approved Plans”, except as modified by the following conditions.
Minor changes to the plans may be allowed, subject to the approval of the Director of Community and Economic Development, provided they are found to be in substantial conformance with the approved exhibits. Planning Division approval is required before any changes are implemented in site design, grading, architectural design, building colors or materials, green building measures, landscape material, etc.
2. EXPIRATION – SIGN DESIGN REVIEW: This Sign Design Review (SDR) approval will lapse and shall become void one year following the date on which the SDR became effective, unless prior to the expiration of one year a building permit is issued and construction is commenced and diligently pursued toward completion on the site which was the subject of the SDR application; or a certificate of occupancy is issued for the structure which was the subject of the SDR application; or the site is occupied if no
P25-0300 PC-2026-12, May 13, 2026
building permit or certificate of occupancy is required; or the applicant or his/her successor has filed a request for extension with the Zoning Administrator pursuant to the provisions of the Pleasanton Municipal Code.
3. CONDITIONS OF APPROVAL CHECKLIST: The applicant shall submit a “Conditions of Approval Checklist” indicating all conditions in Exhibit A have been satisfied, incorporated into the building permit plans or improvement plans, and/or addressed.
Said checklist shall be incorporated as one of the first four plan sheets of all building permit and engineering permit plan submittals for review by the City prior to issuance of permits.
4. APPEAL PERIOD: The building permit submittal will only be accepted after completion of the appeal period provided in the Municipal Code, unless the applicant submits a signed statement acknowledging that the plan check fees may be forfeited in the event the approval is overturned on appeal, or the design is significantly changed as a result of the appeal. In no case will a building permit be issued prior to the expiration of the appeal period.
5. LIABILITY AND INDEMNIFICATION: To the extent permitted by law, the Project applicant shall hold harmless, defend (with counsel acceptable to the City), and indemnify the City, its City Council, its officers, commissions, employee and agents from and against any claim, action, or proceeding brought by a third party against the indemnified parties and/or the applicant to attack, set aside, or void the approval of the Project, including the environmental review thereof, or any permit authorized hereby for the Project, including without limitation, reimbursing the City its attorneys’ fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice.
6. BUILDING PERMIT: Any signage plans shall be submitted to the Building and Safety Division for review and approval prior to operation. The applicant shall obtain a building permit prior to commencement of any work. (Project Specific Condition)
7. FEES: The applicant shall pay any and all fees to which the property may be subject, prior to issuance of grading and/or building permits, or prior to recordation of the final map, whichever is applicable. The type and amount of the fees shall be those in effect at the time the permit is issued.
8. SCHOOL IMPACT FEES – COMMERCIAL: Prior to building permit issuance, the applicant shall pay the required commercial development school impact fee as prescribed by State law and as adopted by the Pleasanton Unified School District (PUSD).
P25-0300 PC-2026-12, May 13, 2026
PLANNING DIVISION – 925-931-5600
Sign Design Review
9. CANOPY SIGNAGE: Prior to issuance of a building permit, the applicant shall revise the project plans such that the corporate branding color band on the canopy does not exceed 50 percent of the total canopy height. (Project Specific Condition)
10. FINAL INSPECTION: A Planning Division final inspection shall be required. Prior to final inspection, if applicable, all existing building signs shall be removed and all wall surfaces, including, but not limited to any holes in the wall resulting from its removal shall be patched, repaired, and/or replaced to match the existing wall color and texture to the satisfaction of the Director of Community Development. (Project Specific Condition)
11. All canopy signage and lighting (except under canopy lighting) shall be remotely turned off daily by 10:00 p.m. Canopy signage and lighting shall not be turned on daily prior to 7:00 a.m. (Project Specific Condition)
12. ADDITIONAL SIGNAGE: There shall be no additional signage on the subject property without prior approval from the City. (Project Specific Condition)
<End>
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1,796.6
THIS MAP IS NOT TO BE USED FOR NAVIGATION
NAD_1983_2011_StatePlane_California_III_FIPS_0403_Ft_US Feet1,796.6
Notes
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Legend
This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.
898.300
1: 10,780
Map Print Title
Fire Station
School
Park
Parcels
aerial 2025 Vexcel 3 inch
Red: Band_1
Green: Band_2
Blue: Band_3
Attachment 7
Shell Gas Station
4191 First Street
City Council Review of Sign Design Review (P25-0300)
City Council
June 16, 2026
Purpose and Requested Action
•De novo review of an application for Sign Design Review to rebrand an existing 76 Gas Station and Circle K Market to a Shell Gasoline Station and
FastFill Market
•Adopt a resolution upholding the Zoning Administrator’s denial of Case
No. P25-0300
ATTACHMENT 8
Site Description
SSSSSSSSSSSS ee esc ppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppppp o Sign Design Review (SDR) Process
•SDR required for sites without an approved master sign program •Zoning Administrator reviews and bases decisions on:
• PMC Chapter 18.96 – Signs
• Dimensional and other standards where specified
• General Plan Community Character Element Policies:
• Policy 15, Program 15.3:
Attractive sign design and higher quality sign materials Attractive colors, minimizing bright franchise colors • Policy 16: "discourage franchise and prototype architecture and signage" • Applicable Design Guidelines (such as the Downtown Design Guidelines) • Components of review and findings require subjective evaluation
Sign Design Review (SDR) Continued
• No strict (quantitative) standards for amount of lighting, use of colors, logos, and branding • ZA considers factors such as:
Location and visibility of the site
Rebranding of an existing gas station vs. new construction Existing signage/sign conditions
Design/character of the buildings or structures on which the signage is being placed Type of use for which the signage is proposed
Character, type, and proximity of adjacent use
• City must also consider the reasonable expectation that a business may wish or be entitled to use its corporate colors, business identification or branding as part of its signage program Discussion
•September 2, 2025: Sign Design Review
application - Sunoco
o Modifications for the monument, wall,
canopy, and pump signage as part of
rebranding
•September 16, 2025: Application deemed
incomplete, with comments:
o Support intent to upgrade and improve the
appearance of the project site
o Reduce percentage/intensity of the blue
franchise branding colors to approximately
25 percent of the canopy fascia height
Discussion Continued
• Discussion between staff and applicant over possible canopy design options. • January 15, 2026, Resubmittal – Brand shift to Shell Gasoline:
• Less franchise branding colors than Sunoco design
• Continued to include predominant franchise brandi ng colors on the canopy (~66 % of fascia) • Staff proposed compromise – Reduce franchise branding colors to no more than 33 percent of the total canopy band fascia.
• Applicant declined to make further modifications
Zoning Administrator Action
• September 16, 2025
• Application deemed incomplete
• General support for the site upgrade
• Request for a reduction in franchise branding colors on the canopy fascia (max. 25 percent coverage consistent with the existing 76 Gas Station canopy fascia)
• January 2026
• The applicant switched brands from Sunoco to Shell Gasoline • Revised design package submitted with reduced franchise color coverage compared to the earlier Sunoco proposal (approx. 66 percent yellow and red franchise branding color on the canopy fascia) • Early February 2026
• Staff informed the applicant that the project could be approved with reductions in the amount of branded color elements on the canopy fascia
• The applicant declined to make such changes
• February 25, 2026
• The Zoning Administrator issued a denial
• Proposal inconsistent with General Plan Community Character Element Policies 15 and 16 • Attractive colors that minimize bright franchise branding and discourage franchise prototype signage
Appeal and Planning Commission Action
• March 5, 2026
• Applicant files an appeal to the Planning Commission
• May 13, 2026
• Planning Commission hearing
• Planning Commission upheld the applicant’s appeal (3-1 vote) • Planning Commission made findings for approval and adopted standard SDR conditions of approval, as well as two project-specific conditions of approval:
• The height of the Shell Gasoline corporate branding color band shall not exceed 50 percent of the total canopy fascia height
• Any canopy illumination (except underlighting) shall automatically turn off at 10 p.m. daily Signage Plans
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Recommendation
Staff recommends that the City Council adopt a resolution upholding the Zoning Administrator’s denial of Case No. P25-0300
Alternatively, based on de novo review:
Council may elect to approve the project, consistent with either the Planning Commission determination, consistent with the applicant’s proposal, or with other modifications
Shell Gas Station
4191 First Street
City Council Review of Sign Design Review (P25-0300)
City Council
June 16, 2026
Appendix: Gas Station Examples
New Construction – PUD Zoning - Hopyard
New Construction – PUD-C Zoning
Highway Onramp
Existing – PUD and 5251 Hopyard
Item #11
CITY COUNCIL AGENDA REPORT
July 7, 2026
Public Works - Utilities Division
TITLE: CONTINUED FROM JUNE 16, 2026 - AUTHORIZE THE CITY MANAGER TO
ENTER INTO AGREEMENTS WITH CORE & MAIN LP FOR THE WATER METER
ADVANCED METERING INFRASTRUCTURE (AMI) REPLACEMENT PROJECT IN AN AMOUNT NOT TO EXCEED $10,262,257 FOR CAPITAL EXPENDITURES AND $2,514,096 FOR OPERATION SERVICES, AND AUTHORIZE A FIVE
PERCENT AGGREGATE CONTINGENCY FOR PROJECT IMPLEMENTATION
SUMMARY
This matter was presented to the City Council at the June 16, 2026 meeting (Attachment 1 to this report). The item was continued to July 7 in light of concerns raised by the Zone 7 Water Agency (Zone 7), to allow additional time for City staff to engage with Zone 7. The concerns raised by Zone 7 are technical in nature and involve the interpretation of the requirements of the 2025 two-party Settlement Agreement between the City and Zone 7.
Staff recommends that the City Council authorize the City Manager to execute an AMI Capital Expenditure Project (CPX) Agreement and an AMI Operations Expenditure (OPX) Agreement with Core & Main LP in amounts not to exceed $10,262,257 and $2,514,096, respectively, authorize a five percent capital contingency for the project, and execute a twenty-year agreement term for the OPX Agreement.
RECOMMENDATION
1. Authorize the City Manager to enter into an AMI CPX Agreement with Core & Main LP for the Water Meter and AMI Replacement Project in an amount not to exceed $10,262,257;
2. Authorize the City Manager to enter into an AMI OPX Agreement with Core & Main LP, for the software services, network services, and future water meters purchases in an amount not to exceed $2,514,096; and
3. Authorize the Director of Public Works, or designee, to approve and execute change orders for the awarded agreements for an aggregate amount of up to five percent, not to exceed $513,113.
BACKGROUND
City staff have continued to engage with Zone 7 staff to present options designed to satisfy the requirements of the Settlement Agreement and address Zone 7's concerns. After the June 16 City Council meeting, the Interim City Manager and the Zone 7 General Manager met to discuss potential options for moving forward with the project in a manner that could fulfill the
objectives of the Settlement Agreement.
At the same time, City staff has continued to work with Core & Main and Kamstrup to obtain information that could further clarify performance aspects of the water meters selected for use with this water meter replacement project (Replacement Project). This information pertains to the technical specifications for the proposed Kamstrup meters and will further demonstrate compliance with the Settlement Agreement.
While the City desires to continue efforts to seek a mutually agreeable solution with Zone 7, the City is working toward a December 2027 deadline to complete the project to meet State regulatory requirements, in addition to the June 30, 2028, deadline to complete the Replacement Project under the Settlement Agreement. Given the scope and extent of the work to be done, staff recommends that the project move forward.
DISCUSSION
In July, 2025, the City entered into a Settlement Agreement to resolve a legal dispute filed by Zone 7 in early 2024 regarding the collection of water connection fees. Among other things, the Settlement Agreement requires the City to complete a Water Meter Replacement Program by June 30, 2028. The Settlement Agreement also provides that:
Pleasanton shall provide Zone 7 with documentation that reasonably demonstrates its proposed flow restrictors or replacement meters provide equivalent maximum flow rate for continuous use as the equivalent size meter provided for in Zone 7’s water connection fees, including either calculations stamped by a registered engineer or information provided by the meter manufacturer stating the maximum flow rate for continuous use.
This has been an ongoing point of discussion between the City and Zone 7. Because the current Replacement Project will involve the use of ultrasonic water meters to replace the ultrasonic meters installed in 2016, Zone 7 has asserted that ultrasonic meters have a greater flow or service capacity than the older positive displacement meters. Zone 7 distinguishes between the two meter types (positive displacement vs. ultrasonic) in its connection fees.
The City has made several attempts to present supporting information to Zone 7 demonstrating that the Kamstrup Flow IQ2200 water meters selected for the Replacement Project provide equivalent maximum flow rate for continuous use as the same-sized displacement meters referenced in Zone 7’s Connection Fee Rate Schedule.
Subsequent to the June 16, 2026, City Council meeting, the City received additional documentation from Kamstrup which states that the “Permanent flow rate Q3” of the water meters to be used for the Replacement Project “shall be considered equivalent to the maximum continuous flow for design and evaluation purposes.” The information provided by the meter manufacturer reasonably demonstrates that, when comparing the two applicable continuous flow ratings, the selected Kamstrup Ultrasonic meters satisfy the connection fee requirements in Zone 7's June 16, 2026 Connection Fee Schedule. This information has been provided to Zone 7.
The City will continue efforts to work with Zone 7 as our partner agency to ensure that the City’s actions support careful stewardship that promotes water conservation and manages per
capita consumption.
EQUITY AND SUSTAINABILITY
Reliable water metering infrastructure supports equitable delivery of utility services citywide by improving billing accuracy and reducing service inefficiencies. Replacement of failing meters will help reduce water loss, improve system efficiency, and support more sustainable water system operations.
The project will also include inventory inspection to meet lead and copper and citywide cross- connection inspection and survey requirements, per the State Water Board, by December 2027. Completion of these inspections for the two programs is essential to ensure a quality drinking water distribution system.
OUTREACH
The Request for Proposals (RFP) was publicly advertised on the City’s website, through BidNet Direct, and in the Valley Times. The City has continued to engage with Zone 7 staff throughout the Water Meter Replacement Project procurement process, providing opportunities to participate in development of the RFP, discuss technical requirements, and provide input on the meter replacement strategy.
STRATEGIC PLAN ALIGNMENT
Approval of this action advances the citywide ONE Pleasanton Strategic Plan Goal of Investing in Our Environment, including:
• Strategy 1 – Implement the five-year Capital Improvement Program (CIP) to complete the design and construction of budgeted projects; and • Strategy 4 – Complete the Water System Master Plan to reflect current and future operations and identify system improvements and necessary maintenance.
FISCAL IMPACT
The proposed AMI CPX agreement with Core & Main LP in an amount not to exceed $10,262,257 will fund the capital component of the citywide replacement program.
The proposed five percent capital project contingency amounts to a maximum of $513,113, to be funded through CIP No. 26137. Water Operations Budget 42040602-433155.
The proposed AMI OPX agreement with Core & Main LP in an amount not to exceed $2,514,096 will cover software services, network services, and future water meter purchases not covered under warranty. The Agreement will cover 20 years of operation.
Prepared by: Submitted by: Approved by:
Jeremy Cox, Utilities
Division Manager - Public
Works
Siew-Chin Yeong, Director of Public
Works
Joe Calabrigo, Interim
City Manager
Attachments:
1. June 16, 2026 Agenda Report
Attachment 1
$10,262,257 and will fund the capital project components of the citywide replacement program.
Funding for this agreement will be provided through CIP No. 26137.
The proposed AMI OPX agreement with Core & Main LP is in an amount not to exceed $2,514,096 and will cover software services, network services, and future water meter purchases not covered under warranty. The Agreement will extend for 20 years from the effective date of the Agreement. The annual hosting agreement will begin in FY2027/28, with a starting base of $106,484 and will incur an annual increase of 3.5 percent through the term of the agreement. Also, in FY 2027/28, there will be an additional cost of $61,205 for a trial of the leak detection software. Funding for the agreement will be provided through the Water Operations Budget 42040602-433155.
The proposed five percent aggregate contingency for change orders is $513,113. Funding for this contingency will be provided through CIP No. 26137.
Prepared by:
Jeremy Cox, Utilities
Division Manager - Public
Works
Submitted by:
Siew-Chin Yeong, Director of Public
Works
Approved by:
Joe Calabrigo, Interim
City Manager