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BACKGROUND Pleasanton Masonic Center received its Conditional Use Permit approval, Case No. UP -77- 13, from the Planning Commission in November 1977 to operate a private fraternal lodge located at 3370 Hopyard Road in a residential zoning district. The center operated without disturbance to the neighborhood until around February 2008, when staff started to receive complaints primarily from Michael and Darlene Miller (property owners and residents at 5903 Bryce Canyon Court since 1993) regarding functions held at the Masonic Center. These complaints covered issues ranging from high noise levels to the presence of commercial activities at the site; the complaints have continued since that time. Since 2009, staff has worked with Masonic Center representatives and the Millers to attempt to resolve the Millers' concerns. However, achieving resolution has been difficult because the Masons' existing Conditional Use Permit does not contain specific provisions regarding allowed uses, frequency of uses, and the use of the outdoor area to the north of the Masonic Center. The Millers believed that the Masonic Center's operations violate the original Conditional Use Permit approval and requested that the Conditional Use Permit be brought back to the Planning Commission for reconsideration. After the Planning Commission approved modifications to the existing Conditional Use Permit that substantially restricted use of the outdoor areas adjacent to the Masonic Center, the Masons submitted an appeal of the Planning Commission's decision. SITE DESCRIPTION The subject site (see Figure 1) is an approximately 1 -acre parcel located on the west side of Hopyard Road, north of South Valley Trails Drive. The site contains the one -story Masonic Center building, which is approximately 8,000 square feet in area; a landscaped area and a concrete patio area to the north of the building; and approximately 22,400 square feet of vacant land to the west of the building. There is a 66 -space parking lot on the adjacent St. Clare's Episcopal Church site to the south, which the Masons share with the church. Properties adjacent to the project site include residential uses to the north; St. Clare's Episcopal Church and residential uses to the west and southwest; Harvest Valley Church and residential uses to the south; and Zone 7 Water Agency offices and the Ken Mercer Sports Park to the east and southeast. Page 2 of 13