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P23-0840, 6654 Owens Drive Planning Commission 4 of 6 Land Use The subject parcel has a General Plan land use designation of Business Park and is zoned PUD-I/C-O (Planned Unit Development – Industrial/Commercial, Office) District. Tutoring facilities with more than 20 students at any give n time are conditionally permitted in Pleasanton Business Park Center. If the CUP were granted, the proposed tutoring facility would have to be operated consistent with the applicable land use regulations. One of the primary concerns in reviewing a CUP application is the effect of a proposed use on surrounding uses. The other uses on the subject site that surround the subject tenant space are varied, including offices, research and development uses, and a Japanese school. The office uses generally operate Monday through Friday during normal business hours (anywhere from 8 a.m. to 6 p.m.). The proposed tutoring use would be compatible with these existing businesses in that a maximum of 32 people would be on-site at any given time during normal business hours for the majority of the year from May to August, including 24 students and 8 teachers and staff. There would be a greater number of students at any one time on the site during winter and summer school breaks, however, the programs offered are full-day sessions (either 8:15 a.m. - 3:15 p.m., or 8:45 a.m. - 3:45 p.m.). These sessions are longer in duration and would generate fewer overall pick-ups/drop-offs than the shorter after-school sessions. In Pleasanton, tutoring or educational enrichment uses have become a common use in and around business parks and they are typically regarded as compatible uses. Therefore, if the CUP were granted, staff believes the use would be compatible with the surrounding uses. Should future problems arise with the proposed use, the City would have the ability to bring the application back to the Planning Commission for mitigation, or possible permit revocation, if necessary. Based on the discussion above, staff believes such an action would be unlikely. In addition, staff has included conditions of approval to ensure the proposed use would not generate noise, traffic, or parking shortages such that surrounding uses would be adversely affected. Therefore, from a land use perspective, staff finds the proposed use to be acceptable on the site, as conditioned. Traffic and Circulation The Traffic Engineering Division has reviewed the project narrative and plan prepared for the proposed tutoring facility and determined the proposed hours of operation, planned activities, and the associated number of students and staff would not have a significant impact on existing traffic levels. Additionally, the applicant proposes to have a maximum of 24 students at any given time during the majority of the year, with a greater number of students during the summer and winter school break times, which would have a lesser effect on the AM/PM peak hour traffic levels for the other uses at the subject site and the surrounding area. However, should the applicant wish to increase the proposed student numbers for the planned activities and/or alter the hours stated in its narrative, review by the City’s Traffic Engineer would be required to assess whether a traffic study would be required and whether payment of traffic fees and implementation of other mitigation measures would be warranted. Parking There are 204 shared parking spaces on the subject site. With a combined floor area of approximately 50,775 square feet among the four buildings on-site, the approximate parking ratio at the subject site is one space for every 250 square feet of floor area. With the proposed tutoring facility occupying approximately 2,669 square feet of total floor area, 10 parking spaces would, theoretically, be allocated to the proposed tutoring facility. However, there are