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ANALYSIS Conditional uses are those uses which, by their nature, require special considerations 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 or for modifications to an existing use permit. The following sections provide analysis of the proposed use with respect to potential impacts related to land use, parking, traffic and circulation, and noise. Land Use Land Use and General Plan The Land Use Element of the General Plan designates the subject property as "Business Park (Industrial / Commercial and Office) / Mixed Use." The proposed preschool includes an academic curriculum. The project would be consistent with the General Plan land use designation and with the following General Plan Program, Policies, and Goal: • Policy 7: Encourage and support high quality public and private educational facilities in Pleasanton and facilitate lifelong educational opportunities for all ages. • 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. • Goal 2: Achieve and maintain a complete well-rounded community of desirable neighborhoods, a strong employment base, and a variety of community facilities. The zoning for this site is PUD-I/C-O (Planned Unit Development — Industrial/Commercial- Office), and the site is located in the Research and Development/Light Manufacturing Planning District (IPD) of Hacienda, which permits land uses such as offices and light manufacturing and requires conditional use permit approval for uses such as indoor recreational sports facilities, heritage schools, and preschools. If the CUP is approved, the proposed preschool facility would be consistent with the zoning district. When the proposed use is educational, instructional, recreational, or daycare, staff evaluates how that use integrates into the surrounding uses. The uses immediately surrounding the site include office, light industrial/warehouse, public and private schools, and residential. In the past, the Planning Commission has granted Conditional Use Permits for preschool facilities in business parks including Safari Kid at 6646 Willow Road, Genius Kids at 5698 Stoneridge Drive, Little Ivy League at 4160 Hacienda Drive, Global Village School at 4807 Hopyard Road, Pleasanton Bilingual Montessori School at 5724 W. Las Positas Boulevard, and Empire Montessori at 5950 Stoneridge Drive. These preschools have been operating without any apparent adverse impacts on the surrounding businesses or residents since no complaints have been reported to the City. Staff does not expect the proposed use would create any adverse impacts on the surrounding uses. The subject site would have adequate on-site parking for the proposed use (as discussed in the Parking section below) and the activities occurring at the facility are not expected to generate significant noise levels. Children would be supervised at all times, both inside the facility and in the playground. The playground is located directly in front of the subject building, away from businesses in the other buildings on the site. The exterior doors of the tenant space are conditioned to be closed except when being used. Additionally, the proposed preschool could provide convenient childcare services to nearby P20-0740 and P20-0741, 5627 Gibraltar Drive Planning Commission Page 7 of 12