Pleasanton commission approves Owens Drive preschool on consent despite local parking and competition worries

The Pleasanton Planning Commission on Dec. 11 approved its consent calendar, including a use permit for a preschool at a tenant space on Owens Drive and a separate coffee tenant at Rita Road, despite public comments raising parking, safety and business-competition concerns.

Residents and local childcare operators told the commission they learned of the approval only that day and said the preschool—described by one speaker as having a 93-child maximum—would worsen parking shortfalls, create safety risks where children would play near moving vehicles, and intensify competition with existing after-school providers. "The number of parking spaces will be greatly reduced," said James Feng, an after-school program operator, who also warned that another preschool could siphon enrollments and force layoffs at existing providers.

A city staff member responded that the proposal meets Pleasanton Municipal Code parking requirements for that use. "The play area will occupy six spaces in the existing parking lot," staff said, adding that the tenant space has 36 parking spaces available and the municipal code requires eight spaces for the proposed use. Staff also said the owners association reviewed and approved the play-area plan and that the city's traffic division reviewed drop-off and pickup times—spread across morning and afternoon hours—and found them acceptable.

Commissioners emphasized the limits of the planning commission's authority to regulate market competition. "It's not our call to judge which businesses will be in a given area," Commissioner Morgan said, noting that zoning lists permitted uses but does not cap the number of similar businesses in a plaza. Commissioners and staff said property owners or tenants seeking a conversion of parking to a play area should talk to their landlord and may reapply to the city if they seek a different configuration.

Procedure and next steps: Commissioner Pace moved to approve the consent calendar; Commissioner Jane seconded the motion, which passed by a 5-0 vote. City counsel explained that any commissioner who voted with the majority could move to reconsider the action at the same meeting, but no commissioner made that motion. Members of the public were advised to submit written comments by email if they wished a formal follow-up.

The approval allows the applicant to proceed under the conditions of the permit; staff said the permit includes a condition that would allow the city to reexamine the project and apply further conditions if unforeseen impacts arise once operations begin.