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Parking There are a total of 61 parking spaces located on the subject property. With a building area of approximately 16,640 square-feet, the parking ratio would be 1 space per 272 square-feet. The total square-footage of tenant space is approximately 1,343 square-feet, which would theoretically allocate 5 parking spaces to the center. However, there are no assigned parking spaces in this complex. Per section 18.88.030 (E) (Schedule of off-street parking space requirements) of the Pleasanton Municipal Code (PMC), nursery schools require one parking space for each employee, including teachers and administrators, and one space for each four students in grade 10 or above. The student parking requirement, one space for each four students, is not applicable since the children are below grade 10. With 2 employees, 2 parking spaces would be required for the proposed use. Therefore, the center would have a surplus of 3 parking spaces and would, therefore, meet the parking requirements. Staff notes that section 18.88.030 of the PMC does not address parking demand during drop- off/pick-up times, which would be the most impacted time from a parking standpoint. Staff believes that there would be adequate parking for drop-off/pick-up given that arrival and departure of cars is staggered and that the parents are only parked in the spaces for a short period of time while they walk the child into and out of the building. Therefore, staff believes that the parking should be sufficient to accommodate the proposed use. However, should parking problems occur, staff has included a condition of approval which allows the Director of Community Development to refer the use permit back to the Planning Commission for possible mitigation measures (Exhibit A, No. 13). Noise The subject site is in an industrial area, and a certain amount of noise is expected. For industrial properties, such as the subject property, the Pleasanton Municipal Code states: No person shall produce or allow to be produced by any machine, animal, device, or combination of the same, on industrial property, a noise level in excess of seventy-five dBA at any point outside of the property plane. Immediately outside, with the doors closed, staff believes the noise level from the proposed use would be able to adhere to the 75-dBA noise requirement of the Pleasanton Municipal Code. The Pleasanton Municipal Code also states that a proposed conditional use must be in accord with the objectives of the Zoning Ordinance. One of those objectives is to "promote the stability of existing land uses that conform with the General Plan and to protect them from inharmonious influences and harmful intrusions." As proposed, staff believes that noise from the center would not negatively impact future or existing uses located adjacent to the subject suite. All doors will remain closed during business hours, further limiting noise impacts from PCUP-296, Summer Time Learning Center Planning Commission 7of10