Planning Commission meeting agenda packet 7-9-25

P25-0227, 1061 Serpentine Lane, Suite G Planning Commission 9 of 11 proposed use would have minimal impact in terms of parking and circulation, the proposed use includes some operating hours after the normal business hours (8 a.m. to 5 p.m.) of most other uses during the week, as well as on weekends, and is also proposing staggered lesson times so not all students would arrive and depart at the same time and a maximum of 30 persons would be on-site at any one time. Should future problems arise with the proposed use, 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 the discussion above, staff believes such an action would be unlikely as other similar uses have been operating throughout the Business Park 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, the proposed use would be compatible with the surrounding uses. Parking The proposed education-based ceramics studio (art school) would operate within an existing multi-tenant commercial complex comprising approximately 60,460 square feet of floor area and 159 shared on-site parking spaces. This equates to an overall parking ratio of one space per 380 square feet of gross floor area. Based on this ratio, the subject suite (3,920 sq. ft.) is theoretically allocated approximately 10 parking spaces (3,920 ÷ 380 = 10.3). While the PMC requires one parking space per employee and one parking space per four students (grades 10 and above) for educational-type facilities, the education-based ceramics studio’s (art school) unique operational structure mitigates the overall parking demand as follows: • The proposed use strictly limits occupancy to a maximum of 30 individuals at any given time, which includes up to 15 studio members, 11 class or camp students, three employees, and an occasional guest artist or instructor • The proposed use does not run multiple events, classes, or camps simultaneously. Each program (classes, camps, events, workshops) is scheduled independently, with at least 30 minutes between sessions, further reducing the likelihood of congestion • Studio members may come and go during open studio hours and typically work independently without fixed schedules, resulting in naturally staggered use that does not produce a traditional peak parking demand • It is reasonable to assume that not all visitors arrive by single-occupancy vehicles. Many students, particularly for camps or events, are likely dropped off by parents/guardians or carpool, further reducing parking demand • The shared nature of the subject site’s 159 on-site parking spaces serves a mix of tenants with varying peak hours. The studio’s daytime and evening use is likely complementary to other tenants, reducing direct parking competition . While the PMC requirements suggest up to 30 on-site parking spaces should be required based on the maximum theoretical occupancy, staff believes the parking analysis above which focuses on the proposed education-based ceramics studio’s (art school) managed and predictable scheduling, non-overlapping programming, staggered start/stop times, capped