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P24-0492 & 0493, 6111 Johnson Court Planning Commission 4 of 7 would create a two-story glass vestibule designed to bring light into the space. Please see the attached narrative and project plans (Exhibit B) for additional information on the proposed use. STAFF REVIEW/ANALYSIS Conditional uses are those uses which, by their nature, require special consideration so they may be located properly with respect to the objectives of the Municipal Code and with respect to their effects on surrounding properties. The PMC states a proposed conditional use must be in accordance with the objectives of the Zoning 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.” In order to achieve these purposes, the Planning Commission is empowered to approve, conditionally approve, or deny applications for CUPs. Land Use The subject site is located in the PUD-O (Planned Unit Development –Office) District. In December 2014, the City approved Ordinance No. 2109, which requires a CUP for churches with more than 100 attendees at any one time. Therefore, if the CUP were granted, the proposed church 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. Joyful Church is located adjacent to a commercial center that includes a wide range of commercial uses as described above, including lodging, retail, restaurants and personal services.. There are no residential uses within proximity to the subject site. Should future problems arise with Joyful Church, the City would have the ability to bring the application back to the Planning Commission for mitigation, or possible permit revocation, if necessary. Based on past experience with similar uses, staff feels such an action would be unlikely. 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, from a land use perspective, staff finds Joyful Church to be acceptable on the subject property, as conditioned. Traffic and Circulation Traffic and circulation in this area has been of concern in recent years, in particular, the queuing and associated spill-over issues from the popular Chik-fil-A drive-through; and at peak commute times, there can be delays at the Hopyard Road/Owens Drive intersection. The Traffic Engineering Division has reviewed the project narrative and plan prepared for the proposed church, and has determined the proposed hours of operation, planned activities and the associated number of congregants and staff would not have a significant impact on existing traffic levels. Additionally, the weekday activities 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. Further, Chick-fil-A is closed on Sundays, which helps mitigate the impact of the most highly attended church services on Sundays. Joyful Church will have minimal impact in circulation. Therefore, if the CUP were granted, Joyful Church would be compatible with the surrounding uses. Parking There are 56 total parking spaces on site, divided into two parking areas. The Pleasanton Municipal Code parking standards require religious facilities without fixed seating provide one