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2. Find that the proposed PUD Rezoning and Development Plan are consistent with the General Plan and the purposes of the PUD Ordinance; 3. Make the PUD and Conditional Use Permit findings as stated in the draft ordinance, Attachment 1; and 4. Introduce the draft ordinance approving Case PUD-134 (PUD Rezoning and Development Plan) and Case No. P19-0332 (Conditional Use Permit), subject to the draft conditions of approval listed in Exhibit B of Attachment 1. FISCAL IMPACT The applicant would be responsible for the payment of fees and for the costs of any required utility or infrastructure improvements. The project would incrementally increase the demand for City services but would also add sales and property tax revenue. BACKGROUND The project site contains two separate, but adjoining parcels under the same ownership. For the past several decades, a 7-Eleven convenience store has operated on the southern parcel, and a gas station with an associated vehicle repair shop (more recently a smog check station) has operated on the northern parcel. The subject properties are zoned Neighborhood Commercial (C-N) District, which does not allow service or fuel stations that are combined with a drive-through carwash or with a convenience market. Furthermore, the non-PUD zoning districts where a fuel 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 fuel station, a drive-through carwash, and a convenience market that would include the sale of alcoholic beverages, the applicant has requested an amendment of the current zoning of the site to accommodate the project's combined uses. The proposed Planned Unit Development-Commercial (PUD-C) zoning would require a Conditional Use Permit (CUP) for the fuel station with convenience market including the sale of alcoholic beverages and drive-through carwash. As such, the applicant also requests the approval of a CUP in order to accommodate the proposed uses. The proposed PUD Rezoning and Development Plan applications are subject to review and approval by the City Council, following review and recommendation by the Planning Commission. The Planning Commission normally reviews and takes final action on CUP applications. However, since the subject CUP is an integral part of the PUD application, the Council is requested to also take final action on the CUP. SITE AND AREA DESCRIPTION The two subject 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. Page 2 of 8