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session format, providing the Commission with an opportunity to review the project, hear public comment, and give direction to staff and the applicant. The lot A list of discussion topics and questions are included in the body of this report and in Exhibit A. No formal action will be taken on the applications at this time. BACKGROUND The subject Shell fuel station and the "7-Eleven" convenience store have been in operation for several decades. The Shell service station originally included auto service/repair inside the building adjacent to the westerly property line. The auto service/repair portion of the Shell station closed around 2010 and was replaced with a separately operated smog check business, which is still in operation. The smog check building also contains the Shell station cashier/snack shop. The subject properties are zoned Neighborhood Commercial (C-N) District. The C-N District does not allow service stations that are combined with a drive-through car wash or with a convenience market. Furthermore, the non-PUD zoning districts where a gas station with convenience store is allowed (the Freeway Commercial and Service Commercial Districts) do not allow the sales of alcoholic beverages. With the intent to merge the two existing separate parcels into a single parcel containing a self-service station, a drive-through car wash, and a convenience market that would include the sale of alcoholic beverages, the applicant requests the current zoning of the site be changed in order to allow the proposed development. The proposed Planned Unit Development-Commercial (PUD-C) zoning would require a Conditional Use Permit (CUP) for the service station with convenience market with the sale of alcoholic beverages and drive-through car wash. As such, the applicant also requests the approval of a CUP in order to accommodate the proposed uses. SITE DESCRIPTION The subject site contains two separate parcels totaling approximately 39,726 square feet (0.91 acres) in area located at the southwest intersection of Hopyard Road and West Las Positas Boulevard. Figure 1 shows the project location and vicinity. PUD-134/P18-0334/P18-0332, 3760 and 3790 Hopyard Road Planning Commission Page 2 of 20 AGENDA AMENDMENTS CONSENT CALENDAR - Consent Calendar items are considered routine and will be enacted by one motion unless a request for removal for discussion or explanation is received from the Planning Commission or a member of the public by submitting a speaker card for that item. 1. Approve the meeting minutes of February 27, 2019 MEETING OPEN TO THE PUBLIC 2. Public Comment from the audience regarding items not listed on the agenda — Speakers are encouraged to limit comments to 3 minutes.