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o The lights on the north side of the building should be removed. A copy of the letter is attached as Exhibit M. Options for Consideration The options presented below for disposition of the Conditional Use Permit are based on staff's review of the proposals for modification presented by the Masons and Millers. Option No. 1: No Changes to UP -77 -13 Approval Selecting this option means that the existing approvals for the Masonic Lodge would remain in their current form. No changes /additions to the conditions would be undertaken, and no clarification regarding use of outdoor areas, operating hours, and ancillary uses would be made (Exhibits B -D). Staff's comments: The ambiguity surrounding the approved operational parameters of the Masonic Lodge has generated complaints from the Millers and has made it difficult for staff to enforce the conditions of approval. Therefore, staff does not recommend this option. Option No. 2: Revoke UP -77 -13 Approval Under Option 2, the Planning Commission would revoke the approval of UP- 77 -13. The Masonic Lodge must cease operation when the revocation decision becomes effective or within a given period of time. Under the Pleasanton Municipal Code, revocation of a Conditional Use Permit would preclude a future application for the same or substantially the same conditional use on the site for a period of 1 year. Staff's comments: As the Millers themselves have indicated, the Masonic Lodge operated without complaints from 1980 until 2008. In addition, although problems persist, staff believes that the voluntary measures implemented in recent years by the Masonic Lodge have reduced (but not eliminated) some of the concerns raised by the Millers. Therefore, staff believes that revoking the existing Conditional Use Permit is unnecessary. Option No. 3: Modify UP -77 -13 Approval Option 3 reflects staff's belief that the Masonic Lodge could be operated in a manner that is compatible with its surroundings. Under this option, new conditions would be crafted to address the Millers' concerns and clarify the specific operational parameters of the Masonic Lodge and ancillary uses. The regulations and restrictions below are developed based on consideration of the items proposed by the Masonic Lodge via Miller Starr and Regalia in their letter dated May 23, 2013 (Exhibit H) and the items the Millers requested in their letter dated September 21, 2015 (Exhibit M). 1. Uses allowed at the Masonic Lodge Site: Primary Uses (Masonic Activities): a. Masonic Lodge member meetings b. Demolay meetings c. York Rite meetings UP -77 -13 Modifications, 3370 Hopyard Road Planning Commission Page 11 of 16