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weekends. AoPS does not provide transportation to or from the facility. For additional details of the proposal, please refer to Exhibit B. STAFF REVIEW/ANALYSIS Conditional uses are those uses which, by their nature, require special consideration so that they may be located properly with respect to the objectives of the Municipal Code and with respect to their effects on surrounding properties. In order to achieve these purposes, the Planning Commission is empowered to approve, conditionally approve, or deny applications for CUP's. Land Use The subject site has a General Plan designation of Business Park (Industrial/Commercial and Office) and is zoned PUD-I/C-O (Planned Unit Development — Industrial/Commercial-Office) District. The City approved a PUD Minor Modification (Case No. PUD-80-16-17M) for the subject site to conditionally permit tutoring facilities with more than 20 students on-site at any given time. Accordingly, the applicant has applied for a CUP. If the CUP is granted, the proposed tutoring facility would be consistent with the applicable land use regulations. One of the primary concerns in reviewing a CUP application is the effect on, and compatibility of a proposed use with surrounding uses, including consideration of the operational characteristics of the project with respect to nearby uses. The facility would be located on a site occupied by existing office uses. There are no residential uses in proximity to the subject site. The subject building is on a site that has adequate on-site parking (as discussed in the Parking section below) and AoPS will be operated exclusively indoors. The types of activities occurring at the center, by their nature, are not expected to generate significant noise levels and, as outlined below, would not cause unacceptable traffic or circulation impacts. All students would be supervised by staff at all times and exterior doors are conditioned to be closed except when being used. Staff considers it unlikely that the operation of the proposed use would adversely impact the surrounding businesses or, in turn, be impacted by these businesses. In the past, the Planning Commission has granted CUP's for similar facilities in office/commercial/light industrial complexes and these approvals have not resulted in any major impacts to the surrounding uses or general area. Should future problems arise with the proposed use, the City would have the ability to bring the application back to the Planning Commission for mitigation, or possible permit revocation, if necessary. Based on past experience with similar uses, staff feels that such an action would be unlikely. In addition, staff has included conditions of approval that will ensure the proposed use 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 proposed use to be acceptable at this location, as conditioned. Traffic and Circulation The Traffic Engineering Division has reviewed the project narrative and plan that was prepared for the proposed use. The tenant space was previously occupied by a heritage school which had similar pickup times and did not generate traffic conflicts (the prior heritage school provided transportation to pick up students from local schools). Staff has determined that the proposed hours of operation and the associated number of attendees would not have a significant impact on existing traffic levels. However, should the applicant wish to increase the P19-0008, 5200 Franklin Drive Planning Commission 7of11 ist will identify where hand excavation may be required. Motorized equipment shall not be used within the TREE PROTECTION ZONE. 3. Prior to excavation for the demolition and construction the tree may require root pruning outside the TREE PROTECTION ZONE by cutting all roots cleanly to the depth of construction. Roots will be exposed by either: pulling soil away from the tree by digging , normally 54"above grade. A multi-branched tree, which has