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THE CITY OF Planning Commission Staff Report InI ! I a � III iIIII NINI I LEASANTON August 11 , 2021 Item 3 SUBJECT: P20-0596 APPLICANT: Jing Cui/Spring Music Academy PROPERTY OWNER: FFHS Associates Gateway PURPOSE: Application for Conditional Use Permit approval to operate the following programs in an existing tenant space: 1) to expand the existing year-round music school from 20 to 50 people, from 7:30-10 p.m. on weekdays and 8:30 a.m.-10 p.m. on Saturdays; 2) to operate a heritage school for 50 people from 2-6:30 p.m. on weekdays when school is in session; and 3) to operate a summer choir camp for 50 people from 9 a.m.- 4 p.m. on weekdays. LOCATION: 4811 Hopyard Road, Suite G7 GENERAL PLAN: Business Park and Mixed Use ZONING: PUD-I/C-O (Planned Unit Development — Industrial/Commercial- Office) District EXHIBITS: A. Draft Resolution with Conditions of Approval B. Narrative and Project Plans dated "Received July 12, 2021" C. Location and Notification Map RECOMMENDATION Staff recommends the Planning Commission approve Conditional Use Permit (CUP) for the proposed music and heritage schools by making the findings within this report, subject to the draft conditions of approval listed in Exhibit A. EXECUTIVE SUMMARY Spring Music Academy (SMA) is an existing business providing music instructions for no more than 20 students at one time in an existing tenant space located in the Gateway Shopping Center in Hacienda since 2018. It now wishes to expand its music school enrollment from the current 20 students to a maximum of 50 people at one time. It also wishes to operate a heritage school with a summer camp with the same capacity during the hours when the music school programs are not in session. The project site is located within Hacienda, where tutoring facilities (in this case music instructions) greater than 20 students at one time and heritage schools require a Conditional Use Permit (CUP) approval by the Planning Commission. After review of the proposal, staff finds the proposal is consistent with the intent of the zoning district he City. Commissioner Nibert concurred that it was a terrific project for the community, the church and the neighbors. Commissioner Pace discussed the power of symbols and representation of inclusivity in the Planning Commission Minutes Page 8 of 10 July 14, 2021 ng of utilities between the parking lot and right-of-way. THE PUBLIC HEARING WAS OPENED Applicant Tim Sbranti thanked staff and the community for their support. He provided a brief introduction to the project. Architect Michael Goldsworthy provided comment and highlighted some of the modifications made based on comments from the Commission during the April 14, 2021 Work Session. Father Niko Bekris expressed gratitude for the opportunity and thanked the Commission. Planning Commission Minutes Page 7 of 10 July 14, 2021 nnexation by the City Council, not requiring additional amenities. She reiterated that 3520 Dennis Drive had met their obligation in paying the in-lieu fee. She suggested an option for the two projects to complete the improvements, with the City reimbursing the applicants for the cost. Commissioner Allen suggested information on the cost to complete the CIP in conjunction with the two projects. Ms. Amos st explained the need to pay prevailing wages if City monies were Planning Commission Minutes Page 4 of 10 July 14, 2021 2021