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Staff contacted the President of the Masonic Lodge, and was informed that the indoor space was used by a group of women engaging in quilting, and the quilters' children were playing outside. The Masonic Lodge building was not rented that day and there were no organized activities. Staff responded to the Millers in writing on November 26, 2013 that the activities on November 12 did not constitute an exceedance of the thresholds in the Noise Ordinance because non - amplified human voice noise is not a noise violation. Please see Exhibit I. • On October 1, 2014 — Staff received a letter from Valley Trails Homeowners Association stating support for the Millers' concerns about the activities at the Masonic Lodge (Exhibit J). The Homeowners Association letter includes several attachments, including a request by the Millers for the implementation of additional conditions at the Masonic Lodge. The Millers' request is summarized below: Enforce the existing Conditional Use Permit approval such that all noise would be contained within the existing building and activities would be prohibited in the outdoor space to the north and west of the building. • Replace the existing glass - paneled double /French door with a Sound Transmission Class (STC) rated door to reduce noise spillover. • Require the catering company to procure a Conditional Use Permit, which would include conditions related to the minimization of noise, light spillover onto the residential properties to the north, odors, and other potential nuisances. November 12, 2014 — The Millers requested that the Planning Commission agendize a review of the Conditional Use Permit granted to the Masonic Lodge. After a hearing was scheduled in January 2015, the Millers requested a postponement due to personal reasons. a March 2016 — May 2016 — The Millers filed complaints similar to previous complaints concerning noise and uses at the Masonic Lodge. Staff responded in writing and concluded that no violations had occurred (see Exhibit L). DISCUSSION The approval of UP -77 -13 did not specify the uses allowed on -site, hours of operation, or define the buffer area, or specify the type of buffer and /or any restrictions in the use of the buffer area. In addition, UP -77 -13 did not establish parameters for ancillary uses allowed at the Masonic Lodge. The project site is located within a multi - family residential zoning district. Private noncommercial clubs and lodges, not including hiring halls, are conditionally permitted uses in the multiple - family residential district. A catering company is currently leasing space and operating out of the Masonic Lodge. Although a catering company is not a "noncommercial club," staff notes that the renting of church, synagogue, and noncommercial club space to compatible commercial entities (e.g., daycare facilities, catering companies, and tutoring Lodges) is common in Pleasanton, and the renting entities are typically considered ancillary uses. In this case, because the size of the Masonic Lodge's kitchen is fairly modest and catering activities are limited to standard business hours, staff believes that catering activities UP -77 -13 Modifications, 3370 Hopyard Road Planning Commission Page 9 of 16