Planning Commission approves 7‑Eleven remodel and sign package at 2178 41st Avenue amid neighbor concerns about easement and noise

The Capitola City Planning Commission voted to approve a design permit, conditional use permit and a sign permit for a new 7‑Eleven at 2178 41st Avenue, subject to conditions in the staff report including an additional short‑term bicycle parking space and standard design and operational conditions.

Staff described the project as a replacement of the existing convenience market with a remodeled building at the rear of the property while retaining the existing fuel canopy and pumps. The project includes four new signs (each not to exceed 50 square feet), new landscaping that provides roughly 26½ feet of buffer in the rear, façade articulation to reduce a boxy appearance, and rooftop screening to hide HVAC condensers. The applicant’s operations were described as unchanged: a 24‑hour facility with the same three shifts and seven full‑time plus two part‑time employees as presently listed.

During the public comment period neighbors Nikki Harmon and Tom Harmon said they were hearing about the project for the first time at the hearing and asked whether the proposed work would encroach on a roughly 20–30‑foot drainage easement behind their homes, raising concerns about stormwater runoff and the potential for increased noise from cooling units or delivery trucks. The applicant’s architect, Muan Ibrahim, and staff replied that the brown easement area shown in the plans will remain and will be landscaped, that the project will retain a 32½‑foot setback in one area and a 26½‑foot landscape buffer, and that rooftop condensers will be screened behind a parapet so they should not be visible or transmit significant noise to adjacent properties. Staff also said the project will add one short‑term bicycle parking space on site per the conditions.

Commissioners said the redesign is a substantial improvement over the existing site and moved and seconded approval. A roll call recorded Commissioners Estie, Welch, Vice Chair Q and Chair Christensen voting in favor and the motion passed.

The staff recommendation included review comments from RM Design Group and conditions to ensure lighting is down‑directed and shielded, maintain adequate circulation and require the additional bicycle parking. Commissioners discussed and confirmed that bollards suggested by staff or reviewer were not required in the final design but noted that bollards are increasingly used at fueling stations for storefront protection.

The commission’s approval allows the applicant to proceed to plan check and building permit processes under the listed conditions. Neighbors and the commission were told staff will continue to coordinate on drainage and landscaping details to ensure the easement and runoff functions remain intact.