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Engineer would be required to assess whether additional fees and/or a traffic study would be required. Noise The Pleasanton Municipal Code states that a proposed conditional use must be in accord with the objectives of the Zoning Ordinance. One of those objectives is to "promote the stability of existing land uses that conform with the General Plan and to protect them from inharmonious influences and harmful intrusions." As proposed, except for the preschool playground, programs would be held indoors with doors closed during business hours. Most of the noise generated by the preschool would be associated with the use of the outdoor play area. Preschoolers would be allowed outside for 20 minutes at a time in groups up to 56 children twice a day between the hours of 9:30 a.m. and 5:30 p.m. The other on-site tenants are located in the adjacent building, separated by a courtyard. The majority of proposed outdoor play area and play equipment would be located on the north side of the building, farthest from the other building and not located near other entry or exit locations; therefore, it is unlikely that playground noise will be an issue for the other tenants. Furthermore, a condition of approval requires that should noise become an issue in the future, the Conditional Use Permit may be amended or revoked. Design Review As previously described, Empire Montessori would locate their outdoor play area within an existing landscaped area. New wrought iron style fencing would be installed to provide a secure play area and shrubs and trees would be installed along the border of the fence and site to provide screening. The play structure is approximately seven feet tall and is primarily tan and green in color. The applicant would also be modifying the parking lot and site to install ADA parking spaces, electrical vehicle charging spaces, bike racks, and lighting. The exterior building changes are ancillary and on the first floor (creating doors to the play area where windows are currently located) and courtyard area (new trellis). Staff finds that the proposed site and building modifications are acceptable and the outdoor play area is appropriately sized and designed such that the proposed site modifications would not adversely affect the subject site, the existing uses, or the surrounding areas. Furthermore, the visibility of the outdoor play area would be limited by the existing berm, existing and proposed landscaping, muted playground equipment colors, and height of the play equipment Health Risk Assessment Per the California Environmental Quality Act (CEQA), there are air quality guidelines and thresholds that certain uses, such as preschools, are required to adhere to based on their proximity to a pollution source. A health risk assessment is required when preschools are proposed within 1,000 feet of a roadway with average daily traffic of 10,000 or more trips. The proposed preschool and play area are located on Stoneridge Drive and within 1 ,000 feet of Hopyard Road, both of which have average daily traffic of more than 10,000 vehicles. Therefore, a health risk assessment report was required. The report estimates the health risks that children would be exposed to from nearby sources of air pollution to determine if the health risks would be below the thresholds established by the Bay Area Air Quality Management District (BAAQMD). The results of the report found that the preschool and play area would not be exposed to significant health risks from existing sources of air pollution and P19-0048 and P19-0049, 5950 Stoneridge Drive Planning Commission 8 of 10 ` (E) TENANT PARKING -c---- P19-0048 and P19-0049, 5950 Stoneridge Drive Planning Commission 5 of 10