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outreach meeting, installing a long wall along the trash enclosure area all the way to the back corner of the property line, thus preventing any sound from going into those nearest residential houses, and then installing a fence all the way along the left side which will also help to buffer the noise there. He noted that it obviously will not stop all the noise, but it will certainly contribute to weakening it. Mr. Grayson continued that crime was a big factor that was brought up before and was tied into the 24 hours. He stated that he believes they will have a good enough presence there such that they will not have to worry about crime any more than a typical business. He added that they eliminated the 7- Eleven, which was another big -item issue, and they will operate the store as a mini -mart. He indicated that they will be selling a local Jeremiah's Picks Coffee right at the mini -mart, explaining that Jeremiah's Pick Coffee is a local vendor out of the Bay Area that comes into specialty niches like this. He stated that they did an outreach to Starbucks and Peet's Coffee, and both were not interested because their business model does not flow with a service station. Mr. Grayson stated that a business brings value, and they believe that over almost the last two years, they have invested nearly $100,000 into this project and that they are presenting a stellar project for this corner based on the design. He indicated that the lot is not perfect and that they are not changing anything other than the fact that they are reducing some of the traffic flow areas by eliminating the two farthest dispensers, making the traffic flow actually better than the way it currently is. He added that they re- opened one of the driveways on First Street to further enhance the flow of traffic. He noted that they have also added parking, but as with all gas stations, there will always be the issue of people who pull in, park, run in, and do their thing, just as he noticed earlier in the day at the gas station that just opened up at Safeway which has those one -way arrows but people still parking all over the place. Mr. Grayson stated that they have reduced the size of the building from 2,800 square feet down to 1,950 square feet to accommodate traffic and parking concerns, leaving just over 1,000 square feet of sales area, about the size of the Council Chamber, which is pretty small in this day and age compared to most convenience stores and mini -marts that are well in the 1,200- square -foot range in terms of sales. Mr. Grayson stated that at this point, they are very appreciative of staff's recommendations and whole - heartedly agree with all the conditions of approval except one, Condition No. 37, which refers to the northwestern -most fuel dispenser. He indicated that they had originally recommended to take it to just a single -sided dispenser because of parking issues; however, because they have gone down to such a small sales area, they would like to keep that as a dual dispenser. He stated that they understand that traffic people may pull in there, but this is also the second closest dispenser to the building which obviously would be used more frequently, and putting in only one fuel dispense would be quite a deterrent to the business operations there. Mr. Grayson then addressed the question posed by Commissioner Olson regarding permanent versus temporary remediation. He explained that there is a temporary PLANNING COMMISSION MINUTES, March 27, 2013 Page 7 of 48