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P24-0370, 6663 Owens Drive Planning Commission 4 of 6 Therefore, from a land use perspective, staff finds FXBS to be acceptable on the subject property, as conditioned. Traffic and Circulation The Traffic Engineering Division has reviewed the project narrative and plan prepared for the proposed preschool, and has 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 pick-up and drop off times have been tailored so as not to coincide with 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 number of students 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 two existing single-story buildings on the subject site that collectively are approximately 48,404 square feet in floor area and there are a total of 162 on -site parking spaces. The parking ratio at the subject site is one space per 303 square feet of gross floor area. Based on this ratio, there are approximately 36 parking spaces theoretically allocated to the subject suite (11,135 square feet multiplied by 1 parking space /303 square feet = 36 parking spaces). However, there are no assigned parking spaces in this development. The Pleasanton Municipal Code parking standards require that educational facilities, such as a preschool, provide one parking space for each employee and one parking space for every four students in grade 10 or above. Based on these requirements, FXBS coul d generate a demand of up to eight parking spaces at any given time based on the occupancy of: • Eight staff members = Eight parking spaces • No students in grade 10 or above (all students will be 18 months to 5 years old) = Zero parking spaces. Based on the above parking analysis and recommended conditions of approval, staff believes the proposed use would not adversely affect parking supply at the subject site or surrounding properties and adequate parking exists on-site to accommodate all existing and proposed uses. However, should parking problems occur, staff has included a condition of approval which allows the Director of Community Development to refer the use permit back to the Planning Commission for possible additional mitigation measures to be applied (Exhibit A). Noise The subject parcel and building are in an area containing both office and commercial uses, and a certain amount of noise is expected. The Pleasanton Municipal Code states that a proposed conditional use must be in accordance with the objectives of the Zoni ng Ordinance. One of those objectives is to “Promote the stability of existing land uses that conform with the General Plan and to protect them from inharmonious influences and harmful intrusions.” Based on the project narrative, all proposed activities would occur inside of the subject suite. With the exception of the outdoor play area, which may generate some noise slightly above ambient levels when students are using the area, staff believes it is unlikely the noise generated during the proposed activities would exceed the Municipal Code standard or impact