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Resolution No. PC-2024-08 Page Two A. That the proposed location of the conditional use is in accordance with the objectives of the zoning ordinance and the purpose of the district in which the site is located. The subject site has a General Plan designation of Retail/Highway/Service Commercial Business and Professional Offices (Industrial/Commercial, and Office) and is zoned PUD (Planned Unit Development) District. The City approved a PUD Minor Modification (Case No. PUD-02-4M) for the subject site to conditionally permit the sale of beer and wine from a convenience store operated with a service station. One of the primary concerns in reviewing a Conditional Use Permit (CUP) application is the effect on, and compatibility of a proposed use with surrounding uses, including consideration of the operational characteristics of the project with respect to nearby uses. The original CUP application was reviewed and unanimously approved by the City Council in 2002. The gas station market started operation in February 2004. Staff received some complaints about the gas station market from the adjacent neighbors, including regarding the sale of alcohol. A CUP modification was requested in response to these complaints and was heard at a Planning Commission meeting on July 28, 2004. At this meeting it was reported that the complaints were unrelated to alcohol sales since no alcohol had been sold at this location at the time of the complaints. The Planning Commission nonetheless imposed several new conditions to mitigate noise and incursion of patrons of the business into the adjacent neighborhood. From 2004 to present, Staff has not received any complaints regarding the sale of alcohol at this location, demonstrating that the gas station market is a compatible use in the area and that it is operating consistently with the applicable land use regulations. Chevron Stations Inc has requested the expansion of alcoholic beverages offered to include distilled spirits and ready-to-serve beverages, subject to operational parameters that limit the hours of liquor and ready-to-drink beverage sales, storage and display of product, signage and other restrictions. If the proposed operational procedures are followed, Staff does not anticipate the expanded offerings would cause significant adverse impacts. To ensure the gas station market would continue to be operated in a professional manner, included is a standard condition of approval that would require the CUP be brought back to the Planning Commission for review should future issues arise in terms of noise, traffic, or parking that results in impacts to surrounding uses. Should this occur, the City would have the ability to mitigate, or revoke the CUP, if necessary. Therefore, from a land use perspective, the Planning Commission finds the proposed expansion to be acceptable at this location, as conditioned. B. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public