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In total, the existing and proposed uses would require 372 spaces and the 415 existing parking spaces on this site would accommodate the parking demand. 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 students, modifying the arrival and departure times, etc. Traffic and Circulation The Traffic Engineering Division has reviewed the project narrative and plan and determined the proposed trade school would not have significant impacts on the existing traffic levels, circulation, and parking. Therefore, a traffic or parking study was not required for this project. However, the applicant would be required to pay the City Traffic Impact Fee for converting a portion of the existing office space to a trade school. If unanticipated impacts are observed, then the application may be brought back to the Planning Commission to impose mitigation measures. ALTERNATIVES As outlined in the above, staff believes the use, as proposed and conditioned, would be compatible with the surrounding businesses and would not detrimentally affect the surrounding uses or properties and recommends the Planning Commission approve the project. However, alternatives to the proposal that could be considered by the Planning Commission include: 1. Denial of the application. Such an action would preclude the applicant from operating the trade school portion of the operation; or 2. Approval of the application with modifications. The Planning Commission could approve the CUP for the trade school, but with a modified number of students, hours of operation, or with other changes to the proposal. Staff believes the proposed trade school will not adversely impact the adjacent uses and the findings to approve the project could be made as proposed and conditioned. Therefore, staff recommends neither of the two project alternatives above be pursued. SUMMARY OF PROS/CONS OF PROJECT PROS CONS Occupies an existing vacant floor, and hence, The proposal may increase traffic and promotes Economic Development parking demand; however, traffic/circulation and parking impacts would not be adverse. Provides opportunities for educational and professional development Use is consistent with the zoning designation HACIENDA OWNERS ASSOCIATION The Hacienda Owners Association has reviewed the application and found it is in substantial compliance with Hacienda's guidelines set forth in the CC&R's (Covenants, Conditions and P20-0350, 5860 Owens Drive, 3rd Floor Planning Commission 8 of 9 school requires 45 parking spaces for its 90 adult students, and 13 spaces for its 13 teachers/administrative staff members, a total of 58 parking spaces. This assumes that all five classrooms and the computer lab are occupied simultaneously with 15 students in each. However, in reality this would not occur due to staggering of the classes. The office spaces on the third floor for Administrative & Fiscal Agency, Apprenticeship, Contract Education, Title IV Childcare and Tri-Valley Career Center require 45 spaces (13,513 square feet/300 gross square feet). A total of 103 spaces will be required for the third floor, which includes 58 spaces for the trade school and 45 spaces for the office space. The medical office on the first-and-second floors requires 195 spaces (48,800 square feet/250 gross square feet) and the office on the fourth floor requires 74 spaces (22,320 square feet/300 gross square feet). P20-0350, 5860 Owens Drive, 3rd Floor Planning Commission 7 of 9