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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 their effects on surrounding properties. In order to achieve these purposes, the Planning Commission is empowered to approve, conditionally approve, or deny applications for use permits. As noted, the Downtown Hospitality Guidelines are intended to minimize the impacts of the proposed use on neighboring uses; with compliance allowing for expedited CUP application processing and review. Land Use The proposed use is located in a commercially zoned area of downtown Pleasanton, containing mixed land uses including retail, office, hotel and residential uses. The closest residence is located approximately 55 feet behind the restaurant at Spring Street and separated by a private parking lot. A new mixed-use development is also under construction on Spring Street, which is approximately 72 feet from the restaurant. Because many existing and new residences are located in or near the commercially zoned part of downtown, there is sensitivity to the potential for land use conflicts. In particular, commercial uses may have "spill-over" effects on neighboring residents due to parking, hours of operation, noise, and similar issues. A proposed conditional use must be in accord with the objectives of the Zoning Ordinance, which include to "promote the stability of existing land uses that conform to the General Plan and to protect them from inharmonious influences and harmful institutions." The Downtown Hospitality Guidelines were crafted with consideration of the specifics of restaurant and bar operations, and seek to achieve a balance between maintaining the quality of life for downtown residents, and the objective of having a vibrant downtown, with businesses and activities that draw people to the area both during the day and at night. A key strategy to achieve that balance is the Guidelines' operational standards for restaurants or bars serving alcohol after 11 p.m., compliance with which allows for expedited review and approval. The proposed project would be required to comply with these various standards, which are incorporated into the recommended conditions of approval for this application (Exhibit A). The recently adopted Downtown Specific Plan requires "active ground floor uses" within the Active Ground Floor Use Overlay. An active ground floor use is defined as a use that promotes an active pedestrian environment on the ground floor of a commercial building, and includes retail establishments, restaurants, bars and brew pubs, art and craft studios, and other uses determined by the Director of Community Development. Leasing first-floor tenant spaces to active uses is a priority of the Downtown Specific Plan because active uses add interest to the streetscape and encourage pedestrian activity. In addition, active uses are more likely to remain open in the evenings and on weekends. This draws customers and thereby increases the downtown's economic viability. In addition, the Specific Plan includes Policy LD-P.3, regarding "Right to do Business" — this policy explicitly recognizes that "downtown operations" such as operation of businesses, special events and similar activities are not to be considered a nuisance, provided that they adhere to applicable noise and operational standards. As proposed and conditioned, staff believes the restaurant serving alcohol past 11 p.m. is consistent with the Downtown Specific Plan's policies. P19-0431, 680 Main Street Planning Commission 6 of 8