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The Commission indicated that the proposed parking was acceptable. The majority of discussion focused on the proposed widening of the southernmost driveway on Hopyard Road from 35 feet to 45 feet. The Commission indicated that they may support a 40-foot wide driveway if the applicant could demonstrate a 40-foot wide driveway is needed to service this site. The current plan shows a 40-foot wide driveway. Discussion Point No. 4: Is the proposed building design acceptable? The Commission indicated the proposed building design is generally acceptable, but provided suggestions to improve some elements of the design, including that stone wainscoting should applied to all sides of the buildings, not just the elevations facing the streets. Chair Allen suggested that a higher-quality roofing material should be used, such as the clay tile roofing used at the 7-Eleven store located at 3192 Santa Rita Road that was constructed in 2016. The Commission also discussed whether a physical barrier should separate the project site from adjoining property to the south. The Commission indicated they prefer an attractive open fence approximately four feet in height, to retain visibility and discourage illicit activity in this area. SITE DESCRIPTION The project site contains two separate, but adjoining parcels owned by the same property owner. The parcels total approximately 39,726 square feet (0.91 acres) and are located at the southwest intersection of Hopyard Road and West Las Positas Boulevard. The applicant recently filed a Lot Line Adjustment application to merge the two parcels so that the project would occupy one single parcel, which will be considered following the project approvals. Hereafter, the two parcels will be referred to as the "project site." Figure 1 shows the project site and surrounding area. PUD-134/P18-0332/P18-0334 Planning Commission Page 4 of 24 the work session discussion points (additional comments made by the Commission are in the attached minutes — Exhibit C): Discussion Point No. 1: Would it be appropriate to rezone the site from the current C-N District to a PUD-C District in order to allow a 24-hour convenience market with the sale of alcoholic beverages and a drive- through carwash in conjunction with the existing gas station? Commissioners unanimously supported 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