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Staff has included the standard condition of approval that will ensure that the surrounding uses are not impacted due to noise, parking, traffic, or other objectionable influences. Therefore, from a land use perspective, staff finds the use to be acceptable on the subject property, as conditioned. Noise The proposed use would be operated entirely indoors. The applicant has indicated that noise levels should be minimal since the business provides indoor course instruction and doesn't include indoor or outdoor play. The 10:1 teacher to student ratio should also allow the teachers to control the noise levels of students. The subject site is in an industrial area, and a certain amount of noise is expected. For industrial properties, such as the subject property, the Pleasanton Municipal Code states: No person shall produce or allow to be produced by any machine, animal, device, or combination of the same, on industrial property, a noise level in excess of seventy-five (75) dBA at any point outside of the property plane. Based on the applicant's description of the classroom instruction and the separation of the proposed suites from the adjacent residences, staff believes that it is unlikely that the noise generated during class instruction would impact tenants. Recommended conditions of approval require that the exterior doors remain closed when not being used for ingress/egress purposes and that the applicant inform all students not to loiter or make loud noises outside the building before or after classes. Alternatively, the surrounding uses may be noisy to the tutorial school. Staff has included a condition that the applicant should inform patrons that the location is in an industrial district and is subject to such noise, odors, etc. Parking There are 179-shared parking spaces within the subject parcel site; with six of those being handicapped parking spaces. Based on the subject buildings floor area (45,525 square-feet) and the number of parking spaces provided on-site (173 spaces not included handicapped) the parking ratio at the subject site is one space for every 263 square-feet of floor area. With the proposed church occupying approximately 21,329 square-feet of floor area, the church would theoretically be allocated 81 parking spaces. The Municipal Code requires that school provide one parking space for each employee and one space for each four students in grade 10 or above. The proposed facility would have 10 teachers and the program focuses on students in grades K-8; therefore, parking during business hours would be for staff and visitors, and for parents during pickup time. PCUP-224 Planning Commission -5-