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existing sources of air pollution and the health risk would be below BAAQMD thresholds. A copy of the report is on file with the Planning Division. ALTERNATIVES As outlined in the above analysis, staff believes the preschool use and design of the outdoor playground, as proposed and conditioned, would be compatible with the other uses in the vicinity and not create adverse impacts, and recommends the Planning Commission approve the project as proposed and conditioned. However, alternatives to the proposal that could be considered by the Planning Commission include: 1. Denial of the application. The Commission could deny the entire project; or 2. Approval of the CUP and Design Review with modifications. The Planning Commission could approve the CUP and Design Review to operate a preschool at the proposed level of enrollment, with modified hours of operation, or other changes such as playground design or site improvement changes. Since staff believes the findings to approve the project could be made as proposed and conditioned, believes the project will not adversely impact any existing uses or the surrounding area, and believes the project has been designed to be compatible with the existing building as well as all applicable site development standards, staff recommends neither of the two project alternatives above be pursued. PROS/CONS Pros Cons Use is consistent with the General Plan and The proposal may increase traffic and zoning designation. parking demand. Provides childcare and educational services for children. HACIENDA OWNERS ASSOCIATION The Hacienda Owners Association has reviewed the application for the proposed use with play area and found it is in substantial compliance with Hacienda's guidelines set forth in the CC&R's (Covenants, Conditions & Restrictions). The Association believes the use, parking, traffic, and play area are compatible with currently approved uses within the subject area and, thereby, approved the proposed use and site changes. PUBLIC NOTICE Notice of this application was sent to surrounding property owners and tenants within a 1,000-foot radius of the site. Staff has provided the location and noticing maps as Exhibit D for reference. At the time this report was published, staff received no comments. ENVIRONMENTAL ASSESSMENT This project is categorically exempt from environmental review pursuant to the California Environmental Quality Act Guidelines, Section 15301, Existing Facilities, Class 1; Section 15303, New Construction or Conversion of Small Structures, Class 3; and Section 15304, Minor Alternations to Land, Class 4. Therefore, no environmental document accompanies this report. P20-0740 and P20-0741, 5627 Gibraltar Drive Planning Commission Page 11 of 12 ed 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