Planning Commission Agenda Packet 09092026

P26-0258, 2709 Stoneridge Drive, Suite 110 Planning Commission 5 of 9 types of service-oriented uses contemplated under the Retail/Commercial land use designation. The proposed use would support the commercial function of the area by providing a service to residents and visitors. As proposed, the use is consistent with the identified land use in the Specific Plan. Zoning District The subject site is zoned Planned Unit Development – Commercial (PUD-C). Ordinance No. 2114 establishes the permitted and conditionally permitted uses within the Pacific Pearl Shopping Center and identifies tutoring facilities with more than 20 students as a conditionally permitted use. Accordingly, the proposed tutoring school is an allowable use at the site, subject to Planning Commission approval of a Conditional Use Permit (CUP) and compliance with applicable conditions of approval. The CUP process provides the City with the ability to evaluate the specific operational characteristics of the use and impose conditions necessary to ensure continued compatibility with surrounding tenants and properties. Ordinance No. 2114 also limits educational uses, including tutoring, music, and other schools and studios, to a cumulative maximum of 5,000 square feet within Pacific Pearl. Approximately 2,669 square feet of educational/tutoring uses have been leased with in the shopping center, including the existing iCode School. The proposed CUP would allow an increase in the number of students permitted at iCode School but would not expand the existing tenant space or otherwise increase the amount of floor area devoted to educational uses. Therefore, the existing educational uses would remain within the 5,000 -square-foot limitation established by the PUD. A primary consideration in reviewing a CUP is whether the proposed use would be compatible with existing and reasonably anticipated uses in the surrounding area and whether its operation could adversely affect neighboring properties. The iCode School is located within an existing multi-tenant building in Pacific Pearl Shopping Center, which contains a variety of commercial, office, restaurant, service, and other uses intended to function together within an integrated commercial center. The proposed tutoring use is consistent with this mixed -use commercial setting because its activities would occur entirely indoors and its operational characteristics are generally comparable to other service -oriented uses commonly located within shopping centers. The surrounding land use context further supports the compatibility of the proposed use. Properties in the vicinity of the Pacific Pearl Shopping Center include vacant land, automotive dealerships, the San Francisco Premium Outlets, and other commercial uses. The site is therefore not immediately adjacent to residential neighborhoods or other noise -sensitive uses that would be particularly susceptible to impacts associated with the tutoring facility. In addition, the subject building and shopping center were designed to accommodate multiple tenants and associated customer activity, and adequate on-site parking is available to accommodate the proposed use, as discussed in the Parking section below. The scale and operational characteristics of the tutoring facility would further limit its potential to adversely affect other tenants or surrounding properties. The proposed CUP would increase the number of students that may attend the facility but would not increase the approximately 2,669 square feet of educational uses currently leased within Pacific Pearl. All instructional activities would continue to occur indoors, and student activity would be contained within the existing tenant space. As a result, the proposed use is not anticipated to generate noise,