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P23-0389; 6668 Owens Drive Planning Commission 5 of 7 STAFF REVIEW/ANALYSIS Conditional uses are those uses which, by their nature, require special consideration so they may be located properly with respect to the objectives of the Pleasanton Municipal Code and with respect to their effects on surrounding properties. To achieve these purposes, the Planning Commission is empowered to approve, conditionally approve, or deny applications for CUP’s. Land Use One of the primary concerns in reviewing a CUP application is the effect of the proposed use on surrounding uses. The Land Use Element of the General Plan designates the subject property as “Business Park (Industrial / Commercial and Office).” The zoning for this site is PUD-I/C-O (Planned Unit Development – Industrial/ Commercial – Office) which permits uses such as light industrial, office, research, and development, and commercial, and requires CUP approval for uses such as day care centers, tutoring facilities, and private schools. When a proposed use is educational, instructional, recreational, or daycare, staff evaluates whether the use is compatible with surrounding uses. In this case, the proposed instructional facility is located adjacent to office uses. Given the office-like activities of the proposed use, it is unlikely the operation of the proposed use would adversely impact the surrounding businesses. Since students typically would be dropped off before classes and be picked up after classes, it is unlikely they would congregate outside or otherwise impact the operation of other tenants in the building or in the vicinity. Additionally, a staff member will be on site during operational hours to provide needed and necessary supervision, as stated by the applicant in Exhibit B. In staff’s evaluation, this use is compatible with the surrounding uses. In the past, the Planning Commission has granted CUPs for private schools and tutoring facilities in business parks (e.g., a private school at 6691 Owens Drive under P21-1043 and a social vocational service facility at 6602 Owens Drive under P15-0008). The subject building is a freestanding building located on a site that has adequate on-site parking and the instructional facility would be operated entirely indoors. Staff believes the subject location is appropriate and does not expect the proposed use would create adverse impacts on existing and future surrounding businesses. Should future problems arise, the City would have the ability to bring the application back to the Planning Commission for mitigation, or possible revocation, if necessary. Based on past experience with similar uses, staff feels this outcome would be unlikely if operated in a professional manner. In addition, staff has included conditions of approval that will ensure the surrounding uses are not impacted due to noise, parking, traffic, or other objectionable influences. Therefore, from a land use perspective, staff finds the use to be acceptable on the subject property, as conditioned. Traffic and Circulation The proposal has been reviewed by the Traffic Engineering Division to assess potential traffic issues during peak commute hours. Staff has determined the proposed use would not have a significant impact on existing traffic levels. However, should the applicant wish to modify the operation as 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 mitigation measures would be warranted. Additionally, the Traffic