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The proposed CUP would allow operation of the convenience market from 5 A.M. to 1 A.M., the sale of alcoholic beverages from 6 A.M. to 11 P.M., and operation of the drive-through carwash from 7 A.M. to either 9 or 10 P.M. depending on the time of year. Convenience market employees would be allowed on site when the market is closed between 1 A.M. and 5 A.M. The application also includes minor changes to the existing gas station including the addition of stone material to the bottom of the gas station support posts and other design modifications. The applicant estimates that approximately up to 4% of the sales floor area would be devoted to beer and wine sales and the proposed Conditions of Approval limit the placement of beer and wine throughout the store. In the process of determining whether the proposed use would be appropriate for the area, the Planning Department considers whether there are other similar uses in town and their location relative to residential uses. Mr. Weinstein shared slides showing other gas stations with convenience stores selling alcohol throughout town, the most comparable of which are the Chevron station at the southwest quadrant of Santa Rita Road and Valley Avenue, the Chevron station at Bernal and Valley Avenues, and the Arco station on Bernal Avenue near Utah. Each operates within a couple hundred feet of existing or future residential uses. As compared to the proposed project, these stations have longer operational hours (24 hours per day) and slightly longer hours for alcohol sales and are located a bit further from residential uses. The Shell station located at 5251 Hopyard Road, another comparable project, is located at a much greater distance from residential uses and has longer convenience store and carwash operating hours than the proposed project. Mr. Weinstein reviewed several slides depicting the proposed site layout and circulation, noting that the circulation pattern would remain the same with two driveways off of Santa Rita Road and one off of West Las Positas. He also reviewed several site elevations, noting a maximum roof height of 17 feet and overall maximum height of 24 feet measured at the top of the tower element on the western elevation. He explained that Planning staff has been working with the applicant on this project for some time and accomplished a number of design changes to increase the architectural interest of the building and accessory structures. As already noted, the convenience store operating hours were limited to 5 A.M. to 1 A.M. following a Planning Commission workshop in September 2013. At its meeting this last August, the Commission also requested that the carwash hours of operation be shortened by one hour during standard time to limit the impact on ambient noise levels during periods that people tend to enjoy more time outdoors. Staff also worked with the applicant to incorporate several site and project design features to reduce the noise that would be generated by the carwash. Mr. Weinstein stated that several of the concerns raised by the community related to traffic, noise and crime. Noise is obviously a topic of much interest to residents around the project site and some the Planning Department studied carefully. Illingworth and Rodkin, an acoustical consulting firm, collected noise measurements from the site and prepared a report evaluating the project's impact on noise levels around the site. The report concluded that the project would not substantially increase noise at residential uses surrounding the site, primarily due to the lack of immediate proximity as well as buffering by the existing commercial uses. The high traffic volume at the intersection of Santa Rita Road and West Las Positas creates a somewhat elevated level of ambient noise, such that an increase in uses on the project site would not substantially contribute to the overall level of noise in the neighborhood. The city's Noise Ordinance limits noise being generated to 70 decibels at the property line. This level would not be exceeded along the northern, western and eastern property lines. However, the carwash would generate up to 76 decibels at the southern property line. While this area is bordered by a parking lot the Noise Ordinance still requires mitigation of some nature. Staff has worked with the applicant to reduce noise levels through a combination of quiet dryers, vacuum units, and a sound barrier at the southeastern portion of the project site to reduce noise levels to below the required threshold. These features are either incorporated into the current project design or would be required as conditions of approval. City Council Minutes Page 11 of 22 November 18, 2014