|
<br />
<br />P26-0222, 4301 Hacienda, Suites 100 & 120 Planning Commission
<br />4 of 6
<br />General Plan and Zoning Consistency/Compatibility
<br />The subject site is designated Business Park (Industrial/Commercial and Office)/Mixed Use
<br />by the Pleasanton General Plan Land Use Element. The General Plan designation allows a
<br />range of industrial, commercial, office, and other compatible quasi-public or assembly uses
<br />consistent with the Zoning Ordinance. The subject site, which is within Hacienda, is zoned
<br />PUD-I/C-O (Planned Unit Development-Industrial/Commercial-Office) District and is located
<br />in the OMPD (Mid-rise Planning District) of Hacienda, which conditionally allows private
<br />schools with more than 20 students on the site at any one time. If the CUP is granted, the
<br />proposed private school expansion would be consistent with the applicable land use
<br />regulations.
<br />
<br />The proposed private school expansion is consistent with the intent of the General Plan and
<br />PUD-I/C-O designations. The use would not involve manufacturing, outdoor storage, or heavy
<br />industrial activity and would be similar in scale and intensity to office uses typically anticipated
<br />in industrial and business park environments. Industrial areas commonly accommodate private
<br />schools because they offer adequately sized buildings, sufficient parking, and separation from
<br />residential neighborhoods, which reduces the potential for land-use conflicts. Operationally, the
<br />proposed use characteristics would not adversely impact the surrounding uses, as it would
<br />operate entirely within the building, mostly within standard business weekday hours of 7 a.m.
<br />to 5 p.m. In addition, all students would have unique schedules, staggered throughout the day
<br />and week, and therefore would not generate traffic detrimental to the surrounding uses. Staff
<br />has included conditions of approval to address parking management, noise control, and
<br />circulation, ensuring compatibility with adjacent tenants.
<br />
<br />The proposal also supports applicable General Plan policies and programs that encourage the
<br />efficient reuse of existing buildings and underutilized sites within the urban area (Sustainability,
<br />Program 2.2), the provision of services and community facilities that meet the needs of
<br />residents and businesses (Industrial, Commercial, and Office, Policy 13), and the policy
<br />encouraging and supporting high-quality public and private educational facilities in Pleasanton
<br />and facilitate lifelong educational opportunities for all ages (Public Facilities and Community
<br />Programs: Schools and Education, Policy 7). The project would adaptively reuse an existing
<br />structure with existing infrastructure and parking, thereby promoting sustainability and efficient
<br />land use, while expanding a high-quality private school to serve Pleasanton residents and the
<br />surrounding area, as they seek such an educational option.
<br />
<br />Should issues arise in the future, the City retains the ability to return the CUP to the Planning
<br />Commission for additional consideration or, if necessary, to modify or revoke the permit.
<br />However, staff considers this unlikely, as this use and other similar educational uses operate
<br />within Hacienda without reported issues.
<br />
<br />Parking
<br />The subject site has approximately 1,350 parking spaces for the three buildings, totaling
<br />299,710 square feet. As part of their lease agreement, Fusion Academy has the right to lease
<br />41 parking spaces. The PMC requires private schools to provide one space for each
<br />employee, including teachers and administrators, and one additional space for every four
<br />students aged 16 or older. Using this parking requirement, the proposed private school
<br />expansion requires eight parking spaces for its 32 driving-age students, and 33 spaces for its
<br />33 faculty/staff members, totaling 41 parking spaces.
|