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Staff feels that any areas of possible concern have either been mitigated by project design or conditioned so that the proposed use will meet all applicable Municipal Code requirements and would be operated in anon-nuisance manner. Furthermore, the applicant can be required to mitigate any future nuisances or problems. Therefore, if all the conditions of approval are complied with, staff feels the proposed/ restaurant will not detrimentally impact the surrounding properties, and staff believes that this finding can be made. Therefore, staff believes that this finding can be made. 3. The proposed conditional use will comply with each of the applicable provisions of this chapter. The proposed conditional use is required to comply with all applicable sections of the Pleasanton Municipal Code and with PUD-93-02-9M, the PUD development plan and development plan modification governing the subject property. Conditions of approval for the operation of the restaurant would ensure its compliance with the City's zoning ordinance and with the PUD. By complying with the recommended conditions of approval, the proposed facility would meet the criteria for receiving a conditional use permit and would, therefore, comply with the intent of the Pleasanton Municipal Code and the PUD development plan. Therefore, staff believes that this finding can be made. ENVIRONMENTAL ASSESSMENT A negative declaration was prepared in conjunction with the proposed development. Based on the Initial Study and Negative Declaration, the project would not have a significant effect on the environment. The proposed project plans have been revised to include building relocation, independent driveway to the restaurant, separating the regular dining hours from private event functions, and restriction on noise. These revisions have avoided significant effects or mitigated the project by design to a point where the effects are insignificant and there is no substantial evidence that the project as revised may have a significant effect. CONCLUSION The proposed restaurant and the future residential pad would establish a compatible use and would meet the goals of the Pleasanton General Plan and the South Livermore Valley Area Plan. It is appropriate to retain the existing building as it fits the existing silhouette. The design details specified in the design guidelines for the future residence carry many architectural features that PUD-93-02-09M/PCUP-182 Planning Commission Page - 17 -