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changes to the hours of operation and/or number of students. Further, if unanticipated impacts are observed and adequate mitigation is not able to be made, then the application may be brought back to the Planning Commission for subsequent review at a public hearing. Staff has included conditions of approval to address these scenarios. Noise The Pleasanton Municipal Code states 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, with the exception of the preschool playground, programs would be held indoors with doors closed during business hours. Although there will be dance classes included in the curriculum, the applicant has indicated music would be played from a small CD player or laptop and not an amplified music system. Based on the proposed floor plan and project narrative, staff does not believe the noise generated from the dance class would cause a significant negative impact on the adjacent tenants. Most of the noise generated by the preschool will be associated with the use of the outdoor playground. The outdoor playground is located in the front (west side) of the building, facing Gibraltar Drive, away from the other building on-site to minimize potential noise conflicts. Outdoor playtimes would be limited and staggered amongst the age groups with no more than 20 students in the playground at one time. Therefore, it is unlikely noise will be an issue. If noise becomes an issue in the future, staff has included a condition of approval which allows the Conditional Use Permit to be amended or revoked. Design Review As previously described, Crosspoint Church would use a portion of the lawn area in front and west side of the building as the preschool's outdoor playground. New wrought iron fencing would be installed to provide a secure play area. Bollards would be installed between the wrought iron fence and the existing parking spaces on the north side to provide added protection from automobiles accidentally being driven into the playground. Existing ivy groundcover within the proposed playground area would be removed and replaced with lawn, and the existing shrubs would be relocated to near the front entrance. Staff finds the proposed outdoor playground is designed so the proposed site modifications would not adversely affect the subject site, the existing uses, or the surrounding areas. 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 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 within 1,000 feet of West Las Positas Boulevard, which has average daily traffic of more than 10,000 vehicles. Therefore, a health risk assessment report was required. The report estimates the health risks 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 the preschool and play area would not be exposed to significant health risks from P20-0740 and P20-0741, 5627 Gibraltar Drive Planning Commission Page 10 of 12 Page 9of12