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between the landscape area to the south and a truck loading stall to the north. A Condition has been added to address this item. Driveways Modifications are proposed to the existing driveways as follows: • Driveway on W. Las Positas Boulevard. The existing 35-foot wide driveway on W. Las Positas Boulevard would be shifted 10 feet easterly, as recommended by staff, to provide a better alignment with the carwash exit. • The southernmost driveway on Hopyard Road in the front of the existing convenience store. This driveway would be removed. • The "middle"driveway on Hopyard Road near the existing fuel canopy. This existing 35-foot wide driveway would be shifted 15 feet south and be widened to 40 feet. It was initially proposed at 45 feet and staff recommended at the work session it be maintained at 35 feet wide. At the work session, the Commission indicated they may support a 40-foot wide driveway at this location if reasons are provided that it needs to be 40 feet wide at this location. Chris D. Kinzel of TJKM, the applicant's traffic consultant, wrote to staff, stating that for the proposed project, a wider driveway is helpful. The letter (Exhibit F) stated that "When negotiating the narrow driveway, motorists are exposed to vehicles from behind that may be surprised by the sudden slowing down by the turning vehicle. Wider driveways reduce this potential safety concerns." The existing driveways on Hopyard Road are 35 feet wide. They have been adequately facilitating vehicle in/egress to the project site for decades. The proposed project should maintain the existing driveway width instead of widening it. Staff finds wider driveways would result in longer/more substantial interruptions to the sidewalk and tend to encourage vehicles to approach the driveway at higher speeds, which can create more hazardous conditions for pedestrians, cyclists, and other vehicles crossing the driveway. The reduced driveway width to the existing 35 feet wide would also provide additional protection for vehicles pulling out of the loading space near to Hopyard Road. As such, staff continues to recommend a 35-foot-wide driveway at this location. A condition has been added to address this item. Traffic The proposed project would demolish the existing convenience store and auto service/smog check building and construct an 810-square-foot larger convenience store, a new drive-through carwash, and two additional fuel pumps. The proposed project could potentially generate additional vehicular trips to the site due to the additional fuel pumps, store area, and carwash. The Institute of Transportation Engineers (ITE) Trip Generation Handbook provides trip generation rates for various uses. The City's Traffic Engineer has determined the most appropriate category for this use is one that would treat the fuel station as a primary use, with the convenience store and carwash as secondary or ancillary uses. (Treating and calculating trips based on each of these uses, calculated individually, would substantially overstate the Case Nos. PUD-134/P18-0334/P18-0332 Planning Commission Page 20 of 24