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PUD-134 <br /> Hopyard Road Shell/7-Eleven Redevelopment Initial Study and Negative Declaration <br /> 2. 3. 1 SURROUNDING LAND USES, AREA, AND SETTING <br /> Surrounding land uses include: an office building to the immediate south (occupied <br /> by The Church in Pleasanton and Alameda County Health Care Services Agency) <br /> and Arroyo Mocho further beyond; a multi-tenant commercial building to the west; <br /> commercial uses to the north (Val-Vista Shopping Center with Lucky supermarket); <br /> and office uses to the east (within Hacienda Business Park), across Hopyard Road. <br /> Residential uses are beyond the commercial uses to the north and northwest and <br /> beyond the Arroyo Mocho to the south and southeast. <br /> 2. 4 PLEASANTON GENERAL PLAN <br /> The project site has a General Plan Land Use Designation of "Retail/Highway/ <br /> Service Commercial; Business and Professional Offices" which permits commercial <br /> uses. <br /> 2. 5 ZONING <br /> The subject properties are zoned Neighborhood Commercial (C-N) District. <br /> 2. 6 PROJECT DESCRIPTION <br /> The proposed project consists of the redevelopment of the existing convenience <br /> store, auto service/smog-check building and gas station canopy with a new <br /> convenience store, drive-through carwash and fuel station canopy, including an <br /> increase in the number of dispensers/fueling positions. The project would involve <br /> reconfiguration of the project site's parking, circulation, and landscaping areas to <br /> facilitate the redevelopment of the site, including the elimination of the interior <br /> driveway between the project site and the property to the south. Driveways to <br /> adjacent streets would also be modified. <br /> As noted above, the existing zoning of the site is Neighborhood Commercial (C-N). <br /> This zoning designation, while allowing for a variety of commercial uses, does not <br /> allow a convenience store or a drive-through carwash in conjunction with a fuel <br /> station. In addition, other zoning districts where a fuel station with convenience store <br /> is allowed, do not allow the sales of alcoholic beverages. Therefore, the applicant is <br /> requesting to rezone the property from the current C-N District to a Planned Unit <br /> Development - Commercial (PUD-C) District in order to facilitate the proposed uses. <br /> Key elements of the proposed project are outlined below. <br /> Entitlements: <br /> ■ Planned Unit Development (PUD) development plan and rezoning from C-N <br /> to PUD-C for the proposed development; and <br /> 6 <br />