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the proposed parking in that instance. To date, staff has not received any complaints or observed any parking issues at the Valero 7-Eleven since it began operation in August 2016. The parking for the proposed project is four spaces less than what would otherwise be required by the PMC. After review, staff is supportive of the number of spaces included in the proposed project. Staff also notes that a different site plan (should a rectangular building design be selected) may create an opportunity to increase the number of parking spaces. Reasons to support a reduction in onsite parking include: a low employee count (estimated at one per shift), and the fact that a proportion of convenience store customers would leave their cars at the pump while paying or picking up goods. Nonetheless, if the Planning Commission has concerns about the adequacy of proposed parking, direction could be provided to the applicant to revisit/revise the site plan to add more spaces. In summary, staff recommends: • Modify the building shape from the proposed triangular shape to a rectangular-shaped building oriented perpendicular to Hopyard Road; • Eliminate the loading area and replace it with landscaping; • Shift the existing 35-foot-wide driveway on West Las Positas Boulevard easterly by approximately 10 feet and reduce the opening to 27 feet, and modify the car wash exit aisle; and • Reduce the width of the southernmost driveway on Hopyard Road from the proposed 45 feet to 27 feet. Discussion Point No. 3: Are the proposed site plan, circulation, and parking acceptable? Building Design While staff is supportive of the overall design of the structures, staff recommends the following changes: • Add stone wainscoting to all elevations of the 7-Eleven and car wash buildings; and • Install painted metal trellises on the east (Hopyard Road) elevation of the car wash building to enhance the otherwise blank walls lacking articulation. Discussion Point No. 4: Is the proposed building design acceptable? Other Issues Since the filing of the application, staff has been contacted by the property owner to the south at 3730 Hopyard Road (The Church of Pleasanton) concerning impacts caused by the existing 7-Eleven operation. Concerns were related to store patrons loitering and leaving trash in the church parking lot, and delivery trucks and customers using the church's property for unloading and parking. Staff has been working with the applicant to address the church's concerns. In addition to removal of the interior access driveway, which would make it substantially less convenient for customers to park on the church property and access the 7-Eleven, the applicant has agreed to install a fence as part of this application along the common property line behind the new 7-Eleven building and to install landscaping along the southern boundary PUD-134/P18-0334/P18-0332, 3760 and 3790 Hopyard Road Planning Commission Page 19 of 20