Planning Commission Meeting Agenda Packet (2)

P24-0420 and P24-0421, 3595 Utah Street Planning Commission 10 of 13 subject site with a new commercial use; and (2) introduce a new commercial use into the project area where other similar commercial uses operate. 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 As described, the subject site generally follows the uses of the PMC’s C-S District, although the PUD permits a more expansive range of uses than “straight-zoned” C-S properties. The PMC permits microbreweries in the C-S by right, and a PUD Modification was recently approved (PUD-81-25-12M) for the subject site to permit brew pubs, subject to the approval of a CUP. The brew pub is considered an ancillary use to the microbrewery and would allow patrons to consume alcohol on-site, while also patronizing on-site food trucks and the active outdoor spaces around the subject site. Therefore, if the CUP were granted, the proposed brew pub 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 area comprising a variety of commercial, office, and light industrial uses. The adjacent sites and buildings consist of similar uses. The closest residential uses are approximately 850 and 1,300 feet away to the west and east, respectively; thus, any noise impacts would be negligible. (Also see discussion below regarding noise impacts). 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 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. Development Standards, Site Plan, Traffic, Circulation, and Parking While not prescribed by the PUD (either for existing or new development), the project fully conforms to the development standards of the C-S District for setbacks, height, and Floor Area Ratio (FAR).