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Tree Removal An arborist report, dated May, 2019, was prepared by HortScience (included as Exhibit B) and discusses the existing trees on the project site, trees located on the adjoining properties with tree canopies that overhang onto the project site, and trees located within city right-of-way (street trees). A total of 27 trees were surveyed, among them 8 are street trees, and 6 are located on the neighboring properties including 1 on the property to the south. The applicant proposes to remove a total of 11 trees, two of which are heritage-sized trees: two Monterey pine trees located near the southern property line adjacent to Hopyard Road. New planting is proposed throughout the project site. Figure 11 shows the preliminary landscape plan. The appraised value of trees proposed for removal is approximately $7,750. Figure 11: Preliminary Landscape Plan "SIM - 3 .. . .,---7 a C..., I ' C01101341,Cfnow �M.. - 4. 14,1 tArr.M:10,:. f VII {i ti I if"� II.L Tur rt EA,'NG PLANT LEGEND 1� - ♦.t'ri' ` ANALYSIS The applicant is seeking entitlements to demolish the existing structures on the project site and construct and operate a 24-hour fuel station, 24-hour convenience store with the sale of alcoholic beverages, and drive-through carwash. The following sections evaluate the proposed project with respect to the following: • Conformance with the General Plan • PUD Rezoning and Uses • Operations • Police Calls for Service PUD-134/P18-0332/P18-0334 Planning Commission Page 14 of 24 ance) and on the north elevation (exit). The carwash doors would remain open during the carwash hours and would be closed after hours. Mechanical equipment of the carwash would be installed in the adjoining equipment room. Water used at the carwash would be recycled. PUD-134/P18-0332/P18-0334 Planning Commission Page 10 of 24 nd restrooms; a "backroom" area that would accommodate storage, an office, and an electrical room. PUD-134/P18-0332/P18-0334 Planning Commission Page 9 of 24 ed the proposed rezoning and uses. Discussion Point No. 2: Should the proposed triangular-shaped building be revised to a rectangular-shaped building oriented perpendicular to Hopyard Road, and to eliminate the loading space? The Commission unanimously concurred that the proposed shape and orientation of the convenience store building were acceptable and supported the loading space. Discussion Point No. 3: Are the proposed site plan, circulation, and parking acceptable? PUD-134/P18-0332/P18-0334 Planning Commission Page 3 of 24 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 project. 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 PUD-134/P18-0332/P18-0334 Planning Commission Page 2 of 24