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children would always be supervised by staff and exterior doors are conditioned to be closed, except when being used. The outdoor play area would be located on the north and west sides of the building and its use would be limited to two times a day, weather permitting, and staggered times lasting no longer than 20 minutes at a time. Parking With the new ADA stalls, there will be 110 on-site parking spaces that will be shared amongst the two buildings, which have a total combined square-footage of 28,027. The overall parking ratio of the site is one parking space for every 254 square feet of floor area. Applying this parking ratio to the 14,456-square-foot subject building, 56 parking spaces would theoretically be allocated to the building. Per section 18.88.030 (E) (Schedule of off-street parking space requirements) of the Pleasanton Municipal Code (PMC), this type of use would require one parking space for each employee, including teachers and administrators, and one space for every four students in grade 10 or above. The student parking requirement, one space for every four students, is not applicable since the children are below grade 10. With 18 staff members, 18 parking spaces would be required for the proposed use. The PMC-required parking demand for this use would be satisfied by the 56 parking spaces "allocated" to this facility based on the total tenant square-footage. Staff notes that section 18.88.030 (E) of the PMC does not address parking demand during drop-off/pick-up times, which would be the most impacted time from a parking standpoint. Staff believes that there would be adequate parking for drop-off/pick-up given that parent/guardian arrival and departure times are staggered with vehicles parked in the spaces for a short period of time. The preschool students would have different arrival/departure times (mornings, afternoons, and evenings) that would be staggered and could use up to 44 parking spaces at one time. During no point throughout the day does the total number of students and staff coming or going to the site exceed the number of "allocated" parking spaces for the use. Even at this peak time, staff believes the 56 "allocated" parking spaces would be enough to serve the project, and that adequate parking is available. In addition, the adjacent office uses would be closed after 5:00 p.m., making more parking available. However, should parking problems occur, staff has included a condition of approval which allows the Director of Community Development to refer the use permit back to the Planning Commission for possible mitigation measures (Exhibit A). Possible mitigating conditions could include: reducing the number of children, modifying the arrival/departure times, etc. Traffic and Circulation Located at the southeast corner of Stoneridge and Chabot Drives, the subject site has two driveways, one on Stoneridge Drive and one on Chabot Drive as well as shared access that allows circulation through the adjacent hotel property to the south. The Traffic Engineering Division has reviewed the proposal and determined a traffic study is not required for Empire Montessori at this time. However, traffic fees will be required because the site will be converted from office to commercial/retail use. Should Empire Montessori deviate from the operation listed in their narrative (Exhibit B), review form the City's Traffic P19-0048 and P19-0049, 5950 Stoneridge Drive Planning Commission 7 of 10 , '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