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ANALYSIS Conditional uses are uses that, by their nature, require individual review to ensure that impacts associated with the use will be minimal. Conditional use permits may be subject to appropriate conditions to ensure that any potential adverse impacts associated with the use will be mitigated. The following is staff's analysis of the proposed use. Land Use One of the primary concerns in reviewing a conditional use permit application is the effect of the proposed use on surrounding uses. The Land Use Element of the General Plan designates the subject property as "General and Limited Industrial". The current PUD zoning for the Valley Business Park permits land uses such as offices, printing shops, laboratories, and light manufacturing, and requires conditional use permit (CUP) approval for uses such as gymnasiums and health clubs, indoor recreational sports facilities, trade schools, daycare centers, and schools/instructional businesses. The proposed use would be similar to "indoor recreational sports facilities", "instructional business", and "daycare". As a result, a CUP is required. Although the majority of the businesses in Valley Business Park are office/warehouse uses, in recent years, educational, recreational, and daycare oriented businesses have also located in the Business Park. These uses include tutoring centers, dance studios, daycare, music facilities, the Pleasanton Playhouse, and a cheerleading and gymnastic training facility, all of which were businesses required to secure conditional use permits to be located in the Valley Business Park. The proposed use would be similar to these uses. When the proposed use is a daycare or instructional/recreational, staff evaluates how that use integrates into surrounding uses. Staff is cautious about adjacent uses, knowing that although the existing business neighbors may not have an issue, future tenants may. This Business Park is designed for industrial uses, and on several occasions, tenants have questioned whether having uses geared to children in such close proximity to construction, manufacturing and other industrial uses is a good idea. In staff s evaluation, this daycare and martial arts program is compatible with the other uses in the Valley Business Park. One Commissioner has questioned whether the site is appropriate for the proposed use due to some of the activity in the business park, e.g., the use of forklifts, and odor related to a lacquering process that occurs in a nearby business suite. (See questions 68 and 95 in Exhibit D). Staff has concluded that the forklift activity in the business park does not pose a hazard to the program participants as it does not occur within the subject space. Staff has also concluded that the smell from the lacquering activity (which Code PCUP-229, Tri-Palley Martial Arts Academy Planning Commission Page 7 of 12