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Sustainability Program 2.2: Encourage the reuse of vacant and underutilized parcels and buildings within existing urban areas. Industrial, Commercial and Office 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. Land Use The existing bar is located in a commercially zoned area of the City and a neighborhood shopping center containing mixed land uses including retail, restaurants (also with outdoor dining options), office, motel and residential uses. As shown in Figure 2, the closest residentially zoned properties are located between approximately 370 to 410 feet away from the existing bar entrance. Nonetheless, staff is sensitive to potential land use conflicts between the existing bar and nearby residents. Furthermore, commercial uses may have "spill-over" effects on those residents related to hours of operation and noise. Accordingly, should the Planning Commission decide to support the proposal, staff is recommending a new condition of approval be added to the CUP limiting the use of any permanent outdoor dining area to 10:00 p.m. daily. Staff believes with this condition, any permanent outdoor dining area would not negatively affect surrounding uses, including any nearby residential uses. Noise Patrons' voices in the permanent outdoor dining area would be the main noise source generated from the proposal. The existing hours of operation for the bar are 9 a.m. to 2 a.m., daily. As described above, the Police Department reported no significant incidents or calls for service in general related to the existing bar or during the temporary outside service, including no complaints related to violations of the City's Noise Ordinance. To reduce potential conflicts with surrounding uses, staff is recommending a new condition of approval be added to the CUP limiting the use of any permanent outdoor dining area to 10:00 p.m. daily. Staff believes with this condition, any permanent outdoor dining area would not negatively effect surrounding uses, including any nearby residential uses. ALTERNATIVES As articulated above, staff believes the proposal to allow permanent outdoor dining, including outdoor consumption of alcohol, for the existing bar, as conditioned, is consistent with the objectives of the zoning district. However, alternatives that could be considered by the Planning Commission include: 1. Denial of the application. Such an action would preclude the applicant from providing outdoor consumption of alcohol and potentially eliminate related permanent outdoor dining activities; or P21-1206, 1807 Santa Rita Road, Suite K Planning Commission 5 of 6 h the General Plan Land Use Policies and Programs listed below, as the proposal would introduce more activity/vitality to the subject location with an expanded commercial use where other similar commercial uses operate. P21-1206, 1807 Santa Rita Road, Suite K Planning Commission 4 of 6 ial, restaurant, office and tutoring uses including Jack in the Box, KFC, Limitless Axes and Ales, True Value Hardware, the UPS Store, The Press Café and the Amador Valley Veterinary Center. Tri-Valley Inn and Suites is located to the north of the shopping center, Amador Shopping Center is located to the south of the shopping center across Valley Avenue, and residential uses (both single-family P21-1206, 1807 Santa Rita Road, Suite K Planning Commission 2 of 6