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PROJECT BACKGROUND AND DESCRIPTION WalMart Neighborhood Market proposes to occupy the existing 33,160 square-foot building at 3112 Santa Rita Road, previously occupied by Nob Hill Foods, within the Meadow Plaza shopping center. Accordingly, the applicant submitted an application for a zoning certificate to the Planning Division on December 21, 2012. With the zoning certificate application, the applicant submitted a narrative that describes its Neighborhood Market operation as providing "a wide range of grocery, pharmaceuticals, health and wellness items, and frequently purchased general merchandise consumables..." The applicant states that hours of operation would be from 6:00 a.m. to 12:00 a.m., and that delivery hours would be from 6:00 a.m. to 10:00 p.m. The zoning certificate and business narratives can be found in Exhibit B of Attachment 3. Staff found that the request for zoning approval' was consistent with the regulations of the Planned Unit Development (PUD), and, therefore, approved the applicant's zoning certificate. Staffs approval was appealed to the Planning Commission by Angela Joe- Willmes and Linda Martin. Planning Commission Hearing The Planning Commission held a public hearing on March 19, 2012, to formally review the appellants' concerns that the proposed use did not comply with the zoning code, PUD, or the General Plan; however, the appellants did not attend the hearing (though they had advised staff that the hearing date was acceptable) nor did they send a representative. Nevertheless, based on the written concerns raised in their appeal, the Planning Commission proceeded with the public hearing. Of those who spoke at the public hearing, 33, including the applicant and their representative, spoke in support; and two spoke in opposition of the Neighborhood Market. Most persons speaking in favor wanted a supermarket within walking distance to their neighborhood, and wanted the shopping center to have an anchor tenant. The two persons who spoke in opposition did not state that they opposed the store because it was inconsistent with the PUD regulations, zoning code, or General Plan, but were rather concerned about market saturation in Pleasanton for supermarkets as well as disposing of shopping carts off-site, traffic, and overnight RV/Camper parking on-site. After considering all public comments, the Commission found that the Neighborhood Market was consistent with the PUD regulations, zoning code, and General Plan and, therefore, unanimously denied the appeal, thereby upholding the Director of Community Development's issuance of the zoning certificate. Additional background information can be found in the attached March 19, 2012, Planning Commission staff report (Attachment 3) and detailed information on the Planning Commission meeting is provided in the attached excerpt of the Planning Commission minutes (Attachment 4). DISCUSSION The appeal filed by Councilmember Sullivan is in regard to the Planning Commission's action. Staff has included the analysis and discussion excerpt found in the March 19, 2012, Planning Commission staff report below for the Council's consideration. As modified to remove exterior modifications that would have required design review approval, as well as removing site-to-store element. Page 2 of 5