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School would not generate noise, traffic, or parking shortages such that surrounding uses would be adversely affected. Therefore, from a land use perspective, staff finds the Heritage School to be acceptable on the subject property, as conditioned. Noise With the exception of the proposed outdoor playground area, the proposed use would be operated entirely indoors with the doors closed. Additionally, the previous CUP approval required the applicant to install sound attenuation in the common walls between adjoining tenants within the shopping center. To reiterate, the existing tutoring facility has been operating in the subject location since 2006 without any apparent adverse impacts on the surrounding area as no complaints have been reported to the City. The outdoor playground area will be fully supervised by facility staff, in use only between the hours of 2:00 p.m. and 6:00 p.m., and the number of students will be limited to 16 at any given time. However, this would be a new ancillary use to the primary use, and is proposed outside of the building close to existing residential uses, with only the existing shopping center soundwall along the eastern property line to provide any type of sound attenuation for those residences to the east. No sound attenuation would be provided for the residences to south on the opposite side of Junipero Street. The introduction of the outdoor playground area, with up to 16 children at any given time, and no significant sound attenuation, could result in increased ambient noise levels during the hours of 2:00 p.m. and 6:00 p.m. Consequently, staff is recommending denial of this portion of the proposal. With the elimination of the proposed outdoor playground area, noise levels related to the Heritage School would be minimal and staff believes that it is unlikely that the noise generated during facility use would impact the nearby residences or surrounding shopping center tenants. Recommended conditions of approval require that the exterior doors remain closed when not being used for ingress/egress purposes and that the applicant inform all students/parents not to loiter or make loud noises outside the building before or after instruction. Staff has also included a standard condition of approval on the project that allows the City to review the project again to add mitigating conditions should any future complaints regarding noise levels occur. Such conditions could include modifying the hours of operation or reducing the number of students. Parking Pleasanton Municipal Code (PMC) Section 18.88.030 (E) "Schedule of Off-street Parking Space Requirements for Educational Facilities" requires one parking space for each employee (including all types of staff) and one parking space for each four students in grade 10 or above. The PMC also requires one parking space for each 180 square feet of building area for retail uses in the C-N District and one parking space for each 300 square feet of building area for office/bank uses. Below is a summary of the required parking for the site based on the existing and proposed uses: P14-0970 and P14-1173, Young Ivy Academy Planning Commission 5 of 9