Planning Commission Meeting Agenda Packet 05272026

P26-0222, 4301 Hacienda, Suites 100 & 120 Planning Commission 5 of 6 Based on this analysis and recommended conditions of approval, staff believes the proposed use would not adversely affect parking at the subject site or surrounding properties, and adequate parking exists on site to accommodate all existing and proposed uses. However, should parking problems occur, staff has recommended a condition of approval that allows the Director of Community & Economic Development to refer the use permit back to the Planning Commission for possible additional mitigation measures, which could include a reduction in the number of students/employees on site at any one time or alternative hours of operation. Noise Conditional uses must be consistent with PMC Chapter 9.04 (Noise Regulations), which are designed to promote stability of existing conforming land uses and protect them from inharmonious or intrusive impacts from new land uses. For industrially zoned prope rties, PMC Chapter 9.04.050 specifically limits noise to a maximum of 75 dBA1 at any point outside the property line at any time. Staff finds the proposed use to be compatible with surrounding development and unlikely to result in a substantial increase in ambient noise at nearby sensitive receptors. The site is already influenced by existing background noise from surrounding streets and uses. All activities would occur entirely within the enclosed building and would be similar in character to other commercial, office, educational, and assembly-type uses that have operated within Hacienda without reported issues. Staff also recommends conditions of approval to ensure ongoing compatibility, including: (1) keeping exterior doors closed during hours of operation; (2) advising students, parents/guardians, and faculty/staff to minimize outdoor noise and loitering; and (3) reserving the City’s right to reevaluate the CUP and impose additional conditions if substantiated complaints occur, such as limiting occupancy or hours of operation or requiring additional soundproofing. With the incorporation of these operational limits and recommended conditions, staff believes the proposed use would not create harmful noise intrusions, would remain within applicable PMC noise standards, and would be compatible with existing and future surrounding uses. PUBLIC NOTICE Pursuant to PMC Section 18.12.040 C(2), a display ad was published in the Valley Times newspaper on May 15, 2026. At the time this report was published, staff had not received any public comments. 1 *A-weighted decibels, a measurement of sound level that adjusts for the way the human ear perceives different frequencies. Unlike raw decibel (dB) measurements, which capture all sound pressure levels equally, dBA applies a filter that reduces the influence of very low and very high frequencies—where human hearing is less sensitive—while emphasizing mid-range frequencies (around 250–5,000 Hz), where the ear is most responsive. This makes dBA a more accurate representation of perceived loudness and the potential impact of noise on human health and comfort. It is widely used in environmental noise monitoring, occupational safety (e.g., workplace hearing protection requirements), and product ratings (like dishwashers, HVAC units, and vehicles).