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Interior Tenant Improvements/Building and Site Modifications In addition to modifying the landscaping and installing an enclosed play area, the applicant is proposing to install a 10-foot tall trellis to create a covered walkway in the courtyard area of the building, replace existing window panes with new exterior doors to the play area, install bike racks, install parking lot and building lights, install electrical vehicle charging stations, and convert existing standard parking spaces into three new ADA parking spaces. Please see the attached narrative and project plans (Exhibit B) for additional information on the proposed use and improvements. ANALYSIS Land Use and General Plan The Land Use Element of the General Plan designates the subject property as "Business Park (Industrial / Commercial and Office) / Mixed Use." Empire Montessori will operate a preschool facility, with an academic curriculum. The project would be consistent with the General Plan land use designation and with the following General Plan Program, Policies, and Goal: • Program 2.2: Encourage the reuse of vacant and underutilized parcels and buildings within existing urban areas. • Policy 7: Encourage and support high quality public and private educational facilities in Pleasanton and facilitate lifelong educational opportunities for all ages. • Policy 13: Ensure that neighborhood, community, and regional commercial centers provide goods and services needed by residents and businesses of Pleasanton and its market area. • Goal 2: Achieve and maintain a complete well-rounded community of desirable neighborhoods, a strong employment base, and a variety of community facilities. The zoning for this site is PUD-I/C-O (Planned Unit Development — Industrial/Commercial- Office), and the site is located in the Garden Office Planning District (OGPD) of Hacienda, which permits office uses and requires conditional use permit approval for uses such as preschools and heritage schools. If the CUP is approved, the proposed preschool facility would be consistent with the zoning district. When the proposed use is educational, instructional, recreational, or daycare, staff evaluates how that use integrates into the surrounding uses. The proposed cultural and academic enrichment programs are similar to those offered at other after-school tutoring, heritage school and preschool facilities that have been approved and operate in similar environments. In the past, the Planning Commission has granted several CUPs for preschool facilities in business parks including the applicant's existing preschool, Pleasanton Bilingual Montessori, at 5724 West Las Positas Boulevard, Safari Kid at 4464 Willow Road, Little Ivy League at 4160 Hacienda Drive, and Global Village School at 4807 Hopyard Road. The subject site would have adequate on-site parking for the proposed use (as discussed in the Parking section) and the activities occurring at the facility are not expected to generate significant noise levels. Based on this analysis, staff believes the proposed heritage school and preschool would be compatible with the surrounding uses. For similar reasons, staff also considers it unlikely that the operation of Empire Montessori would adversely impact the surrounding businesses, as it is the sole tenant of the building. The P19-0048 and P19-0049, 5950 Stoneridge Drive Planning Commission 6 of 10 4111 , 'I awed* ---i.I ,.� + --3 p , I , lac j+ 11 I //!} s-M e At I ' 40 ` (E) TENANT PARKING -c---- P19-0048 and P19-0049, 5950 Stoneridge Drive Planning Commission 5 of 10