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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 The Land Use Element of the General Plan designates the subject property as "Business Park (Industrial / Commercial and Office) / Mixed Use" which can accommodate a wide variety of uses, including an educational/instructional use such as that proposed. The project would be consistent with the General Plan land use designation and with the following General Plan Program, Policies, and Goal: • Program 2.2: Encourage the reuse of vacant and underutilized parcels and buildings within existing urban areas. • 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 Retail/Commercial and Financial Planning District (CPD) of Hacienda. which permits land uses such as restaurants, financial institutions, and retail stores and requires CUP approval for uses such as indoor tutoring facility, music schools, heritage schools for more than 20 people at one time. If the CUP is approved, the proposed facility would be consistent with the zoning district. When the proposed use is educational, instructional, or recreational, staff evaluates how the use integrates with the surrounding uses. The uses immediately surrounding the site include retail shops, restaurants, financial institutions, and a preschool. SMA is an existing business since 2018. It has been operating without any apparent adverse impacts to tenants in the same building and/or in the same shopping center. If it continues to operate in the same manner it has been, even with expansion of use, the proposed programs should not generate adverse impacts. Additionally, operating an educational/instructional business in a multi-tenant building within a business park is common for cities, including Pleasanton. In recent months, the Planning Commission has granted Conditional Use Permits for educational and instructional facilities in business parks including a private school at 4301 Hacienda Drive in January 2021 ; a trade school program sponsored by Las Positas College at 5860 Owens Drive in May 2020; and music studio at 1024 Serpentine Lane in September 2020. These facilities 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 programs would create 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. Instructional classes are conducted indoors, and students would be P20-0596, 4811 Hopyard Road, Suite G7 Planning Commission Page 5 of 8 ed to pay prevailing wages if City monies were Planning Commission Minutes Page 4 of 10 July 14, 2021 2021