Planning Commission meeting agenda packet 7-9-25

tenant-mix.docx), and the studios peak hours will be when they are closed on weekends and evenings. We are confident that the existing number of parking spaces (150 + 9 accessible spots) will be able to accommodate the additional traffic and cars and that the studio will not have an impact on street parking. • Construction: The existing warehouse space and floor plan is ideal for use as a ceramic studio with minimal modifications. The studio will require additional sinks, to be placed adjacent to existing bathroom and plumbing. The studio will also need to set up gas line for a gas kiln. The warehouse already has natural gas utilities and will require minimal setup to connect to a commercial kiln. Existing electrical supply (with both 120 and 240v) will be adequate for the anticipated equipment use. We will use a licensed contractor to update the plumbing, gas and electrical. There will be no new construction required. • Anticipated Traffic: For day-to-day operations, most traffic will come from members and students arriving and departing at varied times. Staying approximately 2–3 hours per visit. The studio will not be delivering or receiving materials/equipment on a regular basis and there will not create traffic of large commercial vehicles. The studio will have minimal impact on existing traffic. At maximum occupancy during peak hours, the studio should have no more than 25 people concurrently. During off-peak hours, the studio should have 4 or 5 people concurrently. • Noise Levels: Studio operations will not produce any significant noise. • Safety Measures: o Ventilation and Air Filtration: Clay in its wet state is generally considered safe. However, all clay bodies contain some crystalline silica which can be harmful if handled improperly. In order to ensure the safety of all individuals, the studio will be well- ventilated, with air purification systems and air quality meters to monitor air quality. Studio will also employ best practices for handling clay to reduce clay dust when inside the studio, including, but not limited to: use wet cleaning methods whenever possible, use of sweeping compound, use of premixed, wet clay bodies, use of air filtration systems. For any activity that creates dust, such as glaze mixing, it will be conducted in an open, well-ventilated area and users will be required to wear appropriate respirators, eye protection and gloves to protect lungs and hands. o Materials handling: Glazes used in the studio will be food safe and mixed from commercially prepared batches to minimize handling and storage of raw ingredients. Glaze mixing will be conducted in a well-ventilated area with proper protective equipment to minimize dust. Excess glazes and glaze tools will be washed in a separate sink that does not go down the drain and the materials will be recaptured and either re- used as a “pot-luck” glaze, fired to become inert, or taken to a waste collection facility for disposal. o Water: Water used in the studio go through a clay trap to capture clay sediment to ensure it does not go down regular drainage pipes. The clay sediment can be reclaimed and disposed of safely. o Electric Kilns: Electric Kilns will run on existing 240V/Phase 3 lines and will be outfitted with a safety switch. Additionally, kiln controller will be password protected and only operated by qualified personnel. Specific kiln size and type to be determined with consultation from manufacturer and electrician. o Gas Kilns: Gas kilns will be located by the warehouse to ensure adequate airflow and be installed with vent hoods to capture emissions. Kilns will be equipped with a computer controller system for more efficient firing in addition to standard safety controls with safety shut-off valves. Natural gas is a safe, clean and efficient fuel source for high temperature reduction firing essential for creating unique colors and textures and for