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As mentioned earlier in the report, the project site and the church's property are currently connected through an internal drive aisle. The proposed project would remove this internal drive aisle and install a dedicated loading space/zone for deliveries. As noted above, a fence would be installed between the two properties. Staff believes these changes would substantially reduce or eliminate the unauthorized use of the church property for delivery or customer parking, because the currently unimpeded access between the two sites would be eliminated. This change would also eliminate or substantially reduce the potential for patrons of the gas station to speed, park, loiter, and/or leave trash on the church property. In addition, staff has included conditions requiring delivery trucks to use the loading area on the project site to unload merchandise (Condition No. 46), requiring the applicant/operator to post signs requesting that customers not park or loiter on the neighboring properties (Condition Nos. 49 and 50), and requiring the applicant to install trash receptacles in front of the convenience store (Condition No. 52). ALTERNATIVES As outlined in the above analysis staff believes the proposed project, as proposed and conditioned, would be compatible with the other uses in the vicinity and not create adverse impacts, and recommends the Planning Commission recommend approval to the City Council. However, alternatives to the proposal that could be considered by the Planning Commission include: 1. Recommend denial of the project; or 2. Recommend approval of the proposal with modifications to the site layout, building designs, uses, hours of operation, etc. SUMMARY OF PROS/CONS OF PROJECT PROS CONS Uses are consistent with the General Plan. The project would add a new drive-through carwash and two diesel pumps to the site, which would incrementally increase traffic, noise, and activity at the site. No changes to the operation of the Some of the existing trees would be convenience store and fuel station. removed to accommodate the project. New buildings and landscaping would enhance the visual quality of the site and streetscape. Elimination of the drive aisle between 7- Eleven and the church property to the south addresses the church's concerns with the current operation of 7-Eleven. PUBLIC NOTICE Notices for this hearing were sent to surrounding property owners and tenants within a 1,000-foot radius of the site. Staff has provided the location and noticing maps as Exhibit H for reference. The public notice was also published in The Valley Times. At the time this report was published, Tracey and James Montoya, residents at 2786 Calle Alegre, emailed staff of their support of the proposed project. Any public comments received after publication of this PUD-134/P18-0332/P18-0334 Planning Commission Page 23 of 24 staff and the Planning Commission at the work session: convenience store patrons loitering and leaving trash in the church parking lot, convenience store delivery trucks and customers using the church's property for unloading and parking, and convenience store patrons speeding through the church parking lot from the convenience store. PUD-134/P18-0332/P18-0334 Planning Commission Page 22 of 24 considered a sensitive receptor, but due to concerns raised by the church, the report conservatively analyzes impacts to workers and visitors to the church. PUD-134/P18-0332/P18-0334 Planning Commission Page 21 of 24 dent. PUD-134/P18-0332/P18-0334 Planning Commission Page 16 of 24