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PUD-134/P18-0332/P18-0334, Brad Hirst for Anabi Real Estate Development, LLC. Applications for redevelopment of the site of an existing 7-Eleven convenience store and Shell service station including: (1) rezoning from Neighborhood Commercial (C-N) District to Planned Unit Development— Commercial (PUD-C) District; (2) PUD Development Plan to demolish the existing 7-Eleven convenience store, auto service/smog check building, and Shell service station canopy and construct an approximately 3,034-square-foot 7-Eleven convenience store, 1,290-square-foot drive-through carwash building, 3,311-square-foot Shell service station canopy, and related site improvements; and (3) Conditional Use Permit to operate a self-service station with a drive-through carwash and convenience store with the sale of alcoholic beverages located at 3760 and 3790 Hopyard Road. Associate Planner Jenny Soo presented the specifics of the item in the Agenda Report. Chair Allen requested to see a rendering of the site and property line. Commissioner Balch referred to the 18-inch retaining wall, and confirmed it was one-foot off the property line. Ms. Soo then addressed staff's changes and additional conditions of approval. Staff has recommended a number of conditions in response to the church's concerns, specifically trucks leaving the site and associated dust. She referenced Condition No. 34 which addresses the requirement for tarps over the trucks and an added condition for the applicant to send notices to neighboring property owners when they anticipate construction to start, given the active corner site. Staff has also included conditions to address parking in the loading area, signage to notify customers not to park on the other property, maintenance conditions, traffic control, dust control plans, and staff's recommendation for approval of the PUD, approval of the Negative Declaration and recommendation for approval to the City Council. Commissioner Pace inquired about any change to the existing smog check station and the car wash with respect to the 7-Eleven and how the business would run, as well as whether alcohol was currently being sold. Ms. Soo confirmed auto service/smog check business would cease operation and be replaced with the proposed drive-through carwash. Additionally, alcohol is currently being sold and confirmed there were no changes in the operation of the 7-Eleven. Commissioner Brown said he did not recall the discussion around the roofing material as an outstanding item. He also stated that the Commission had made some previous comments about parking and the efficiency of the parking by the carwash in terms of whether or not an electric vehicle (EV) charging station makes sense at a gas station, especially with the goal to encourage circulation and maximize available parking for the convenience store, which would help discourage people from parking at the adjacent site and walking across. He questioned why the three parking spaces by the car wash had hatched spaces next to them and why the vacuum area was in the middle of the bays versus being in the first spot. With respect to the roofing material, Ms. Soo referred to the previous Work Session held on April 10, 2019, at which Chair Allen had commented about visiting the 7-Eleven gas station that was previously approved at West Las Positas Boulevard and Santa Rita Road, which in Excerpt: Planning Commission Minutes, August 28, 2019 Page 1 of 7