Planning Commission Agenda Packet 09092026

P26-0704, 1047 Serpentine Lane, Suites 400 and 500 Planning Commission 5 of 8 expected to generate substantial parking demand, traffic, noise, or other activity that would adversely affect existing businesses within the building or the surrounding business park. All recreational activities would occur indoors, further reducing the potential for noise or other off - site impacts. Based on the limited scale and indoor nature of the proposed operation, surrounding land uses, availability of existing parking and infrastructure, and applicable conditions of approval, staff finds that the proposed indoor recreation facility would be compatible with the existing business park environment. Accordingly, staff concludes that the proposed use is consistent with the General Plan and applicable General Plan policies, complies with the PUD -I zoning subject to approval of the CUP, and would be compatible with existing and surrounding land uses. Conditions of approval would ensure that the facility continues to operate in a manner compatible with neighboring tenants and properties, including requirements addressing maximum occupancy, parking, circulation, noise, and other operational characteristi cs, as appropriate. As with other conditionally permitted uses, should operational issues arise in the future, the City retains the ability to require corrective measures and, if necessary, refer the CUP back to the Planning Commission for modification or revocation in accordance with applicable City regulations. However, staff considers this unlikely, as similar uses operate within Valley Business Park without reported issues. Parking The subject site contains 44 shared parking spaces serving the approximately 16,560-square- foot multi-tenant building, resulting in an overall parking ratio of approximately one space per 376 square feet of building area. Parking spaces are not assigned to individual tenant spaces and are available on a shared basis to businesses within the building. The proposed indoor recreation facility would occupy approximately 5,088 square feet of the building. The PMC does not establish a specific off-street parking ratio for gymnasiums, health clubs, indoor recreation facilities, or similar uses. PMC Section 18.88.020(B) provides that, for a use not specifically identified in the parking schedule contained in PMC Section 18.88.030, the required number of parking spaces is to be determined based on an analysis of the parking demand associated with the particular use, including consideration of comparable uses identified in the Municipal Code or experience with similar us es. Staff believes that the anticipated parking demand for the proposed indoor recreation facility is better evaluated by its maximum occupancy and operational characteristics than by applying a parking ratio to the entire tenant floor area. Unlike conventional office or retail uses, a substantial portion of the floor area within an indoor recreation facility is devoted to o pen exercise and training space and does not independently generate parking demand. In this case, the applicant proposes a maximum of 10 people on-site at any one time, including staff and clients. Assuming the conservative scenario in which each person arrives in a separate vehicle, the proposed use would generate a maximum parking demand of approximately 10 spaces. For comparison, PMC Section 18.88.030 establishes parking requirements for several uses that may share certain characteristics with the proposed facility. Business and administrative offices require one parking space per 300 square feet of gross floor area , while certain