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P24-0370, 6663 Owens Drive Planning Commission 3 of 6 PROPOSED PROJECT The proposed preschool would operate five days per week, Monday through Friday. The applicant is proposing a maximum of 93 students on-site at any given time, with eight teachers. The preschool will have three programs: • School day program: 7:30 AM to 3 PM • Full day program: 8:30 AM to 6:30 PM • Half-day program: 9:30 AM to 12 PM. Each program is expected to have approximately 30 students. The staggered pick -up and drop off times will help mitigate any impacts from the pick-up and drop off times. The floor plan configuration will include a reception lobby, six daycare rooms, bathrooms for children, bathrooms for adults, offices, an indoor playroom and a break room. The applicant proposes to add an approximately 1,364-square-foot, fully fenced play area in the place of 10 parking spaces. The location was selected to retain the existing trees on site. Please see the attached narrative and project plans (Exhibit B) for additional information on the proposed use. 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 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 CUPs. Land Use The subject site is located in the PUD-I/C-O (Planned Unit Development – Industrial/Commercial-Office) District. In February 1981, the City approved Ordinance No. 962, which requires a CUP for nursery schools. Staff characterizes preschools similar to nursery schools. FXBS has applied for a CUP as required by ordinance. Therefore, if the CUP were granted, the proposed preschool would be 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. FXBS will be located on a parcel with two existing buildings where the current tenants include a photography software development company, an AT&T data center, and a Heritage School operated by the applicant. The adjacent land uses consist of offices and commercial uses. There are no residential uses within proximity to the subject site. To be sensitive to the other tenants within the subject building complex and to ensure that FXBS would have minimal impact in terms of parking and circulation, FXBS would have three staggered class groups, with a maximum of 93 students on-site at any given time. Therefore, if the CUP were granted, FXBS would be compatible with the surrounding uses. Should future problems arise with FXBS, 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 past experience with similar uses, staff feels such an action would be unlikely. In addition, staff has included conditions of approval that will ensure FXBS would not generate noise, traffic, or parking shortages such that surrounding uses would be adversely affected.