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a Planned Unit Development - Commercial (PUD-C) District would be needed in order to allow the development of the desired uses. In addition, a PUD development plan would also need to be processed for the proposed site and building changes. The project site is located on the southeast quadrant of Santa Rita Road and W. Las Positas Boulevard. The site is currently occupied by a gas station and abuts shopping centers to the south and east. Staff feels that having a convenience market on the same site of the existing gas station would provide a convenience to the gas station patrons. The convenience market is proposed to have longer store hours than the stores in the shopping center; therefore, it would provide a convenient service to surrounding residents to get needed items without having to travel farther to stores that are open. For the benefit and convenience of the community and the public at large, staff feels that rezoning the site from the existing C-N District to PUD-C District is appropriate for this location. To ensure the operation of the convenience market and carwash would not cause adverse impacts to the community, these uses will be a conditionally permitted which would allow the City to mitigate potential problems in the future. The proposed PUD-C development shows that the proposed convenience market and the drive-through carwash would occupy the existing automobile service building. In addition, the proposal would add approximately 715 square feet to the north side of the existing building. Table 2, below, shows (for informational purposes) the proposed development standards compared to the development standards of the C-N zoning district. Table 2: Development Standard Comparison C-N District Existing Automobile Proposed Service Building Development Setback Front: 20' 94' 94' Sides: 20'/40' 40'/147' 40'/127' combined side yards Rear 10' 10' 10' Building Height 30' 20' 17'-3" (23'-11" at tower) Floor Area Ratio 30% 7.7% 9.5% (FAR) Staff finds the proposed development standards are acceptable as they would reflect the design characteristics of the existing building in terms of setbacks, building height, and FAR. Proposed Uses The proposed convenience market would be a 7-Eleven store with a variety of merchandise including snacks (cold and hot), drinks, and sundries. The market would also include the sale of alcoholic beverages (beer and wine only). As indicated by the applicant, approximately 3- 4% of the sales floor area would be devoted to alcohol sales. There are four existing service stations with convenience markets in the City offering beer and wine for sale: the Shell station located at 5251 Hopyard Road, the Chevron station located at 1797 Santa Rita Road, the PUD-102/P14-0014 Planning Commission Page 12 of 26