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Concerns Raised by the Adjoining Church Property Owner to the South In addition to the crime and air quality concerns discussed above, representatives from the church raised the following concerns to 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. 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 Case Nos. PUD-134/P18-0334/P18-0332 Planning Commission Page 23 of 24