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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 CUPs. Land Use The subject parcel has a General Plan land use designation of Retail/Highway/Service Commercial/Business and Professional Offices. The proposed commercial use is consistent with this land use designation. Below are some of the General Plan Goals and Policies the project is consistent with or promotes: • Land Use Goal 2: Achieve and maintain a complete well-rounded community of desirable neighborhoods, a strong employment base, and a variety of community facilities. • Land Use Element 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. The subject site is zoned PUD-C District and follows the uses of the C-S District of the PMC. While axe-throwing lounges are not specifically listed in the PMC, staff believes the use could be classified in the "bowling alleys, pool halls, indoor bocce courts, and other similar uses" category of the PMC, which are conditionally permitted in the C-S District. Accordingly, the applicant has applied for a CUP. If the CUP were granted, the proposed axe throwing lounge would be consistent with the applicable land use regulations. While more common on the East Coast and in Canada, axe throwing is relatively new to the Bay Area becoming increasingly popular over the past few years including being showcased at the yearly Scottish Highland Games. As proposed, the activity would be heavily monitored for safety by the applicant who would have a coach assigned to each lane in operation who would provide step-by-step directions to all participants on how to throw an axe as well as monitor safety regulations. As a new form of indoor recreation, staff including the Police Department, have reviewed the proposed application and find that as proposed would provide a safe recreational opportunity for the community. One of the primary concerns in reviewing a CUP application is the effect of a proposed use on surrounding uses. There are a variety of adjacent land uses, as described above, including residential, commercial, and office. The proposed use would be located within an existing building with all operations occurring indoors, which would help to mitigate potential impacts on adjacent uses such as the residential apartments to the rear (west). The operation of the project, as conditioned, is not expected to generate noise impacts to adjacent uses (see Noise discussion, below). Staff does not anticipate problems with the alcohol service that can sometimes be found with bars. People will attend with the purpose of axe throwing and have the option of having beer or wine, for those 21 years of age and older, versus a bar where the primary purpose of attending is to consume alcohol. Nevertheless, staff is recommending two "standard" conditions of approval that are normally included with CUPs for bars: require food be provided until closing, P19-0140, 1809 Santa Rita Road, Suite A and B Planning Commission 5 of 8