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P24-0670, -0671, and -0672, 1803 Santa Rita Road Planning Commission 9 of 12 Sustainability Program 2.2: Encourage the reuse of vacant and underutilized parcels and buildings within existing urban areas. Industrial, Commercial and Office Policy 13: Ensure that neighborhood, community, and regional commercial centers provide goods and services needed by residents and businesses of Pleasanton and its market area. Land Use and Zoning The subject site follows the uses of the PMC’s C-C District. The PMC permits restaurants in the C-C District with any restaurant that includes a drive-through being subject to a CUP. The new drive-through coffee restaurant would operate similarly to the previous KFC drive-through restaurant without any proposed site changes, including the location of the existing drive-through lane and all existing on-site parking spaces. Therefore, if the CUP were granted, the proposed drive-through coffee restaurant 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. The proposed use would be located in an existing multi-tenant shopping center comprising a variety of commercial and both in-line/drive-through restaurant uses. The adjacent sites and buildings consist of similar uses. The closest residential uses are approximately 250 to 480 feet away to the east and west, respectively; however, the existing drive-through menu board/speaker and drive-through lane would remain in the same location and have been operating for approximately 30 years with no reported complaints regarding noise. Therefore, if the CUP were granted, the proposed use would be compatible with the surrounding uses. Should future problems arise with the proposed use, the City would have the ability to bring the application back to the Planning Commission to specify additional mitigation, or possible permit revocation, if necessary. Based on the discussion above, staff believes such an action would be unlikely as other similar drive-through restaurant uses are operating within the same Valley Plaza Shopping Center, as well as previously on the subject site, with no issues reported to the City. In addition, staff has included conditions of approval that will ensure the proposed use would not generate noise, traffic, or parking shortages such that surrounding uses would be adversely affected. Therefore, if the CUP were granted, staff believes the use would be compatible with the surrounding uses, and from a land use perspective, finds the proposed use to be acceptable on the subject site. Traffic, Circulation and Parking Traffic impacts from the Valley Plaza Shopping Center were anticipated and addressed when the shopping center was originally approved, and the existing drive-through lane was analyzed when the existing building was constructed. The drive-through menu board/speaker and lane, located on the west side of the building, and pay/pick-up window, located on the southeast side of the building, would remain in the same location. The existing drive-through lane accommodates up to five vehicles between the menu/order board to the pay/pick-up window, as well as one additional vehicle behind a car stopped at the menu/order board. The existing