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P22-0912, 5200 Franklin Drive Planning Commission 5 of 7 STAFF REVIEW/ANALYSIS Conditional uses are those uses which, by their nature, require special consideration so that they may be located properly with respect to the objectives of the Pleasanton Municipal Code and with respect to their effects on surrounding properties. In order to achieve these purposes, the Planning Commission is empowered to approve, conditionally approve, or deny applications for CUP’s. Land Use The subject site has a General Plan designation of Business Park (Industrial/Commercial and Office) and is zoned PUD-I/C-O (Planned Unit Development – Industrial/Commercial-Office) District. The City approved a PUD Minor Modification (Case No. PUD-80-16-17M) for the subject site to conditionally permit tutoring facilities with more than 20 students on-site at any given time. One of the primary concerns in reviewing a Conditional Use Permit (CUP) application is the effect on, and compatibility of a proposed use with surrounding uses, including consideration of the operational characteristics of the project with respect to nearby uses. The original CUP application from AoPS was reviewed and unanimously approved by the Planning Commission in 2019. AoPS started operation in December 2019 for a short period of time and classes changed to online sessions during the pandemic. In -person classes resumed in August 2021. During the past 20 months, staff received no complaints or concerns from adjacent business tenants and the general public regarding AoPS. It therefore has proved AoPS is a compatible use for the area and it is operating consistently with the applicable land use regulations. AoPS now requests an expansion of the existing programs. Specially, it asks for additional classes and students’ enrollment from the approved 72 students on site at one time to a maximum of 120 students on site at one time. AoPS will continue to be operated exclusively indoors. All students would be supervised by staff and exterior doors are closed except when being used. If same/similar operational procedures are in place and continue to be followed, staff does not anticipate the expanded program would cause/g eneral significant adverse impacts. To ensure AoPS would continue to be operated in a professional manner, staff has included a standard condition of approval that would require the CUP be brought back to the Planning Commission for review should future issues arise in terms of noise, traffic, or parking that results in impacts to surrounding uses. When and if it happens, the City would have the ability to mitigate, or revoke the CUP, if necessary. Therefore, from a land use perspective, staff finds the proposed expansion to be acceptable at this location, as conditioned. Traffic and Circulation The proposed expansion has been reviewed by t he Traffic Engineering Division to assess potential traffic issues during peak commute hours. Staff has determined the proposed additional classes and the associated number of attendees would not have a significant impact on existing traffic levels. However, should the applicant wish to increase the proposed attendance numbers, add additional tutoring sessions, and/or alter the hours stated in its narrative, review by the City’s Traffic Engineer would be required to assess whether traffic analysis would be required and/or whether payment of traffic fees and implementation of