Capital Rivers Commercial

Dunkin’ & T-Mobile

Dunkin' & T-Mobile Case Study

Yuba City Retail Reuse: From Bank to Modern Multi-Tenant Space

Capital Rivers Commercial acted as the fee developer for a Dunkin’ franchisee in the conversion of a former two-story bank into a multi-tenant retail building featuring a Dunkin’ with drive-thru and a T-Mobile store. Located at 1040 Colusa Avenue, Yuba City, CA, the ±0.39-acre site has a long commercial history—beginning in the early 1960s as a Signal Oil Company service station, later becoming a United California Bank, and most recently operating as a pharmacy.

Fee Development Retail Reuse for Dunkin T-MobileKey facts:

  • Property Type: Retail (Drive-thru & Inline)
  • Building Size: ±4,500 SF
  • Lot Size: ±0.39 acres (APN 52-020-008)
  • Location: SW corner of Colusa Avenue & Rocca Way, Yuba City, CA
  • Client: Dunkin’ franchisee
  • Additional Tenant: T-Mobile
  • Development Strategy: Value-add fee development for a client
  • Role: Capital Rivers as fee developer, overseeing design, permitting, construction, and tenant coordination

Transforming a decades-old bank into a modern retail space posed unique structural, site planning, and utility challenges. The building’s history and design — including a heavily reinforced concrete vault — required creative problem-solving and careful planning to meet tenant requirements and city approvals.

Key Challenges:

  • Limited Parking: The site’s small footprint required efficient layout planning for both tenants and drive-thru circulation.
  • Vault Conversion: The former bank vault, constructed with thick, steel-reinforced concrete, had to be adapted for retail use.
  • Drive-Thru Routing: Original site circulation was not designed for a fast-food drive-thru.
  • Utility Upgrades: Needed to split electrical and other utilities for multi-tenant use.
  • Modernization: Updating the façade and site to create curb appeal matching modern retail standards.

Capital Rivers coordinated every phase of the redevelopment, from design to final build-out, focusing on maximizing site usability and adapting existing structures to new purposes.

Key Actions Taken:

  • Vault to Cooler Conversion: Saw-cut through the vault wall to create access and converted the space into Dunkin’s walk-in cooler.
  • Drive-Thru Reconfiguration: Re-routed circulation around the building to create an efficient drive-thru lane with canopy.
  • Utility Infrastructure: Relocated and installed new electrical switchgear, upgraded transformer, and separated utilities for each tenant.
  • Façade Redesign: Modernized exterior with updated materials and branding elements for both Dunkin’ and T-Mobile.
  • Tenant Coordination: Managed timelines, design needs, and approvals for both tenants to ensure synchronized openings.

The project successfully transformed an underutilized, outdated property into a vibrant retail destination that enhances the surrounding commercial corridor. The adaptive reuse preserved key structural elements while meeting modern retail functionality.

Project Outcomes:

  • Full Lease-Up: Dunkin’ drive-thru and T-Mobile opened successfully, creating a high-traffic retail corner.
  • Increased Property Value: Strategic redevelopment and multi-tenant occupancy maximized site income potential.
  • Community Impact: Revitalized a visible corner along Colusa Avenue, drawing consistent customer traffic.
  • Tenant Satisfaction: Both tenants received customized spaces tailored to operational needs.

Want to Read More Commercial Real Estate Case Studies?

At Capital Rivers, we specialize in tackling complex real estate challenges to deliver successful retail, healthcare, and restaurant developments. Our Commercial Real Estate Case Studies showcase a range of projects—from build-to-suit and shell delivery developments to national brand expansions.

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