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TOWER B
<br />SOUTH STAIR
<br />7'-10"
<br />TOWER B
<br />NORTH STAIR
<br />Project Description
<br />1.Pro ject Applicant: Fusion Academy (“Fusion” or “Applicant”) is an innovative, fully accredited private
<br />school and tutoring educational land use providing simultaneous one-on-one and small group instruction for late
<br />elementary (4th-5th grade only), middle, and high school (“ES,” “MS,” “HS”) students in grades 4-12. For many
<br />students, the traditional institutional school model does not fit how they learn best. Fusion Academy was created
<br />to provide each student with the ideal student/teacher ratio and educational model to thrive.
<br />a. Nationwide Model: Fusion’s model nationwide and here in California includes instruction primarily
<br />taught one-to-one, one student and one teacher/tutor per workstation. Occasionally there may be up to four
<br />students and one teacher in art or science rooms. These students would otherwise be in individual one-to-
<br />one educational sessions but are brought together from those individual sessions to participate in small
<br />group art and science instruction. Fusion has been operating a private school and tutoring facility in suite
<br />120 in the subject five-story office building for eight years and the entitlement history is detailed below. City
<br />Planning Staff are aware that Fusion operates in Suite 120 with discretionary entitlement for a “private school
<br />a maximum of 40 students in the suite at any one time” (Personal Communication, Jennifer Hagen, Assoc.
<br />Planner, 4-29-19; CUP No. P20-0992).
<br />b. Flexible Schedules: Fusion provides flexible schedules for students and staff; unlike a traditional
<br />school model, Fusion provides classes where students can begin and end their day on a tailor-made
<br />personalized schedule. Few matriculating students are in the tenant suite after 3:00 pm. On occasion when
<br />needed, guided study or tutoring for non-matriculating students and those taking classes for credit occurs
<br />between 3:00 to 8:00 pm, but rarely later and generally not after 6:00 pm.
<br />c. Office Suite Use: Fusion’s educational instruction in an office suite is most similar to tutoring for upper
<br />ES through HS subjects, and therefore, commercial office suites work well for this and > 20 Fusion
<br />Academies throughout California.
<br />2.Zoning: The subject five-story office building is controlled by the following:
<br />a. General Plan Land Use Designation: Mixed Use/Business Park.
<br />b. Zoning Designation: PUD-I/C-O (“Planned Unit Development-Industrial/Commercial-Office”).
<br />c. Hacienda Business Park (“HBP”) Planned Unit Development (“PUD”): An approximately 855 ac PUD
<br />with a maximum buildout of 9,900,000 sq ft of mixed-use development.
<br />d. Midrise Office Planning District (“OMPD”): This is the underlying zoning district within the PUD in
<br />which the 16.37 ac Hacienda Terrace campus and the subject five-story office building are located.
<br />e. Office (“O”) Zoning: In the OMPD, uses are governed as specified in the Office District, which
<br />conditionally allows private schools with more than 20 students in the facility at any one time.
<br />3.Entitlement History: In 2018, Suite 120 was entitled “by-right” as a “Private School” use with a maximum
<br />occupancy of 20 students and 8 staff onsite at any one time. In 2021, the same land use with a maximum
<br />occupancy of 40 students and 15 staff was entitled by a Conditional Use Permit (“CUP”) processed through
<br />Planning Commission with no appeal and support of the Hacienda Business Park Owner’s Association (“HBPOA”)
<br />(CUP No. P20-0992).
<br />4.Nationwide Governance: Fusion Education Group (“FEG”), the parent company to Fusion Academy,
<br />purchased all Futures Academies in Spring 2019, added Futures to its portfolio, and changed those added from
<br />Futures to Fusion Academy. This resulted in operation by FEG of 80 nationally located alternative schools,
<br />operating as tutoring facilities with MS and HS degree matriculation. The Pleasanton location is one of the
<br />Futures Academies that FEG purchased and changed the name to Fusion Academy in 2024. Fusion operates in
<br />many Bay Area jurisdictions including San Francisco, San Mateo, Cupertino, Berkeley, Los Gatos, Marin, Palo
<br />Alto and Walnut Creek.
<br />5.CUP Entitlement Requested: Fusion requests a CUP to expand the existing private school and tutoring
<br />facility (as defined by PMC S. 18.08.440) into the adjacent tenant suite 100 within the five-story office building
<br />located at 4301 Hacienda Dr. The requested CUP entitlement will permit Fusion to operate at a maximum onsite
<br />capacity that meets local demand for non-traditional education where ES through HS students matriculate for
<br />degrees.
<br />a. Occupancy: A maximum of 65 4th-12th grade students and 33 staff (30 teachers and 3 administrators)
<br />will be onsite at any one time in the 6,341 sq ft gross floor area created by joining Suite 120 (4,266 sq ft)
<br />and Suite 100 (2,075 sq ft). The combined first floor suite will be configured as follows: 18 tutor rooms, 3
<br />admin offices, 4 unisex restrooms, 1 social homework room, 1 silent homework room, 1 teacher workroom,
<br />1 art studio, 1 science lab, 1 reception area, 1 storage room, and 1 small closet. Only staff will use the
<br />common restrooms on the first floor; students will only use the ensuite restrooms.
<br />b. Limited Improvements: Proposed improvements are limited to interior TI to connect the two suites,
<br />continued use of the Suite 120 entrance from Lobby C, and change of occupancy for Suite 100 from office
<br />(“B”) to education (“E”) Suite 120 is already E occupancy. Three additional single use unisex restrooms
<br />will be added for a total of four ensuite.
<br />i. The occupancy change will include upgrades where required to fire life safety systems and
<br />fire ratings. The building is Type IA construction, and no additional fire separation will be
<br />required. No exterior modifications to parking, pedestrian, or other public area improvements are
<br />proposed. Hacienda Terrace is a fully developed multi-building campus with mature landscaping
<br />and well-maintained amenities.
<br />ii. The proposed 2,075 sq ft change of use will remain below the threshold to trigger any
<br />improvements otherwise required by the PUD for new construction had there been additional
<br />habitable area or exterior modifications. The Applicant understands there may be traffic mitigation
<br />fees for increased peak hour trips.
<br />c. Project Site: Suites 100 and 120 are in a 103,927 sq ft five-story commercial office building, within
<br />the 16.37 ac business campus known as Hacienda Terrace (“HT”). Hacienda Terrace is a conjoined three-
<br />building, amenity-rich office campus within the 855 ac HBP featuring campus-specific wellness amenities, a
<br />fitness center, café, and on-site monitored and manned security.
<br />d. HBP – A Renowned Mixed-Use Development: At the end of the fourth quarter of 2025, HBP
<br />accommodated 13,324 employees across 683 companies. This number is anticipated to grow as new
<br />developments unfold, and occupancy rates approach pre-pandemic levels. HBP’s residential communities
<br />currently have approximately 5,844 residents, a figure that is expected to increase to 6,400 with ongoing
<br />housing developments.
<br />6.Arrivals/Departures -Parking Demand Mitigation:
<br />a. Parking Demand Overview: Fusion does not have uniform start/end times where all students or staff
<br />arrive and depart at the same time. Arrivals and departures also do not coincide with “standard” business-
<br />tenant hours of 8:00 am to 6:00 pm. Most students are driven by parents/caregivers and only a small
<br />number of HS students self-drive and park. Instructions are provided at orientation at the beginning of each
<br />semester regarding drop-off, pick-up, and circulation to prevent queuing back-ups in the parking lot.
<br />Hacienda is served by local public transportation options including BART.
<br />i. The first class is offered at 7:30 am; however, many students are scheduled later in the morning
<br />and end classes by 3:00 pm before the pm peak departure hours of business tenants or have staggered
<br />departures after 3:00 pm related to after-school tutoring, or offsite academic, personal fitness, work,
<br />and family commitments.
<br />ii. Site visits by architectural, land use consultants, and Fusion staff verified that the subject office
<br />building has ample available parking. Very few spaces are restricted out of the 1,335 total spaces that
<br />serve Hacienda Terrace. There is no history that existing parking demand exceeds availability or creates
<br />impacts on other tenants or public rights of way.
<br />b. Required Parking: Parking for a Private School is one space for each employee and one space for each
<br />four students in grades 10 and above (PMC S. 18.88.030). For 65 students (32 students grades 10-12) and
<br />33 staff, required parking is 41 spaces.
<br />c. Parking Demand and Provided Parking: Maximum parking demand has been calculated at 40 spaces
<br />and will not exceed 41 spaces provided by lease (Garland Associates, Parking Demand Memorandum,
<br />3-6-26). Fusion will have lease rights to 41 parking spaces consistent with the calculated demand. The
<br />spaces are located within the surface parking lots to the east and west of the subject building with access
<br />from Hacienda Drive, Stoneridge Drive, and Gibraltar Drive.
<br />7.Drop-Off/Pickup Area: Student drop-off and pick-up will continue to take in either the wide drive aisles or
<br />non-reserved parking spaces on the east and west sides of the building. Pedestrian access into the subject
<br />building will continue to be from the east and west entrances into Lobby C.
<br />8.Arrivals/Departures -Access and Circulation Mitigation: The closest driveway access is either Gibraltar
<br />Dr or Stoneridge Dr. Ingress and egress continue to be recommended as right turn in or out. Caregivers and HS
<br />students that drive have multiple options and self-select the path of least resistance and less turning movements
<br />to enter the parking areas. The staggered schedules and spread-out duration of arrival/departure times are already
<br />part of the project description that effectively mitigates queuing, circulation, and access impacts to a level of
<br />insignificance.
<br />9.Land Use Compatibility and CUP Findings: The subject building, surrounded by surface parking,
<br />landscaping, and roadways is isolated and buffered from residential and other sensitive uses within the 16.37 ac
<br />campus.
<br />a. Zoning District: The OMPD promotes commercial and office uses, particularly schools and tutoring
<br />schools support the mixed-use goals of the HBP. The expansion offers otherwise limited educational
<br />options to Pleasanton residents within and outside the HBP.
<br />b. Findings: It is expected that the Planning Commission will again be able to make all CUP findings,
<br />specifically: The OMPD promotes a variety of commercial and office uses. The expansion of the existing
<br />private school is in accordance with the purpose of the Office Planning District to provide locations to offer
<br />services to the residents of Pleasanton and surrounding areas (PMC S. 18.44.010). The private school land
<br />use is consistent with the purpose of the Office zoning to protect offices from the noise, disturbance, traffic
<br />hazards, safety hazards, and other objectionable influences incidental to certain commercial uses (PMC S.
<br />18.40.010; CUP No. P20-0992)
<br />Vicinity Map
<br />Project Location
<br />Assessor's Map
<br />Project Location
<br />-Lot 9
<br />Project Summary Table
<br />Legal Description
<br />ALL OF THAT CERTAIN REAL PROPERTY IN THE CITY OF PLEASANTON, COUNTY
<br />OF ALAMEDA, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
<br />PARCEL ONE
<br />LOT 9, AMENDED PARCEL MAP 3858, FILED NOVEMBER 3, 1986, IN BOOK
<br />165, PAGES 1 THROUGH 20, INCLUSIVE, OF MAPS, ALAMEDA COUNTY
<br />RECORDS.
<br />PARCEL TWO
<br />BEING A PORTION OF STONERIDGE DRIVE AS SAID STONERIDGE DRIVE IS
<br />SHOWN ON AMENDED PARCEL MAP NO. 3858 FILED NOVEMBER 3, 1986, IN
<br />BOOK 165 OF MAPS AT PAGES 1 THROUGH 20, OFFICIAL RECORDS OF
<br />ALAMEDA COUNTY, ...
<br />Project Location:
<br />Suite 100 and 120
<br />Ground Floor
<br />S t o n e r i d g e D r i v e
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<br />S a n M a r c o W a y
<br />Adjacent
<br />Commercial
<br />Use
<br />Adjacent
<br />Commercial
<br />Use
<br />Adjacent
<br />Residential
<br />Use
<br />Adjacent
<br />Residential
<br />Use
<br />4301 Hacienda Drive
<br />5-Story Office
<br />Building
<br />(PARCEL 2)
<br />P R O P . L I N E S , T Y P .
<br />B U S S T O P
<br />BUS STOP
<br />ALL PARKING IS NON-RESERVED,
<br />STAFF, CAREGIVERS AND STUDENTS
<br />CAN PARK, DROP-OFF & PICK-UP IN
<br />ANY SAFE CONVENIENT AREA OF THE
<br />PARKING LOT
<br />SUITE 120SUITE 100
<br />WHENEVER POSSIBLE, DRIVERS ARE
<br />ENCOURAGED TO MAKE RIGHT-TURN INGRESS
<br />EGRESS INTO 4301 HACIENDA DRIVE
<br />ALL PARKING IS NON-RESERVED,
<br />STAFF, CAREGIVERS AND STUDENTS
<br />CAN PARK, DROP-OFF & PICK-UP IN
<br />ANY SAFE CONVENIENT AREA OF THE
<br />PARKING LOT
<br />LOBBY C
<br />WEST ENTRY LOBBY C
<br />EAST ENTRY
<br />BUS STOP
<br />BUS STOP
<br />VEHICULAR ENTRANCE / EXIT
<br />VEHICULAR ENTRANCE / EXIT TO REACH THE
<br />WEST BUILDING ENTRY CAN BE FROM
<br />STONERIDGE DR OR HACIENDA DR
<br />Vacant Lot
<br />B U S S T O P
<br />VEHICULAR ENTRANCE / EXIT
<br />North
<br />WTA
<br />William Terramorse Architect
<br />bt@gtarch.com I 310-600-8545
<br />CUP / Planning Approval:
<br />David Moss &
<br />Associates, Inc
<br />7 W Figueroa St, Suite 300
<br />Santa Barbara, CA 93101
<br />David Moss, Principal
<br />m: 310-702-5200
<br />e: dmoss@dmapermits.com
<br />Drew Barrie, Planner
<br />m: 307-690-5045
<br />e: dbarrie@dmapermits.com
<br />Land Use / Environmental Consultants:
<br />Spieker Keech Hacienda, LLC
<br />4305 Hacienda Drive, Suite 370
<br />Pleasanton, CA 94588
<br />Property Owner:
<br />As indicated
<br />A-101
<br />Site Plan
<br />Fusion Academy
<br />3-9-2026
<br />4301 Hacienda Drive
<br />Suites 100 And 120
<br />Pleasanton Ca 94588
<br />Addition Of Suite 100 to Suite 120
<br />for Expansion Of Existing CUP
<br />Entitled Private School and Tutoring
<br />Facility
<br />date:
<br />0'40'80'
<br />1" = 80'-0"1 Site Plan
<br />No. Description Date
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