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2. Approval of the application with modifications. The Planning Commission could approve the CUP for the private school, but with a modified number of students, hours of operation, or with other changes to the proposal. Staff believes the proposed private 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. 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 Restrictions). The Association believes the use is compatible with the currently approved uses within the subject area and, thereby, approved the proposed use. 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 notification map as Exhibit C for reference. At the time this report was published, staff received no comments or concerns. ENVIRONMENTAL ASSESSMENT This project is categorically exempt from environmental review pursuant to the California Environmental Quality Act (CEQA), California Environmental Quality Act (CEQA). Therefore, no environmental document accompanies this report. SUMMARY/CONCLUSION As proposed and conditioned, staff believes the proposed private school would not adversely impact the surrounding uses. Conditions of approval have been included which will ensure the safety and general welfare of the surrounding area, and the City in general, is maintained. Staff has reviewed the proposed plans and proposal and believes there is sufficient parking on-site to accommodate this use. Staff believes the proposed use will fulfill a community need and the proposed location is appropriate for this use. Staff Planner: Jennifer Hagen, Associate Planner, 925-931-5607 or jhagen(a cityofpleasantonca.gov Reviewed/Approved By: Melinda Denis, Planning and Permit Center Manager Ellen Clark, Director of Community Development P20-0992, 4301 Hacienda Drive, Suite 120 Planning Commission 7 of 7 /employees on-site at any one time or alternative hours of operation. Traffic and Circulation The Traffic Engineering Division has reviewed the project narrative and plan and determined the proposed private 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 increasing the number of students within the private school. If unanticipated impacts are observed, then the application may be brought back to the Planning Commission to impose additional mitigation measures. ALTERNATIVES As outlined 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 increasing the number of students in the private school; or P20-0992, 4301 Hacienda Drive, Suite 120 Planning Commission 6 of 7 uite 120 Planning Commission 6of7