Planning Commission Agenda Packet 09092026

P26-0258, 2709 Stoneridge Drive, Suite 110 Planning Commission 6 of 9 traffic, parking demand, or other activity at a level that would materially interfere with the operation of other businesses within Pacific Pearl Shopping Center or adversely affect surrounding properties. The proposed use is also complementary to the broader mix of commercial and service uses within Pacific Pearl Shopping Center. Tutoring facilities generally generate activity at different times and with different characteristics than many traditional retail, restaurant, and office uses. Student arrivals and departures occur in connection with scheduled classes and instructional periods rather than continuously throughout the day. This operational pattern, together with the limited size of the facility and availability of shared parking within the shopping center, allows the use to function as part of the overall tenant mix without substantially affecting the ability of other businesses to operate or customers to access the center. Based on the fact that tutoring facilities are expressly identified as conditionally permitted uses by the applicable PUD, the proposed use would remain within the PUD's established 5,000 - square-foot limitation for educational uses, all activities would occur indoors, adequate parking and infrastructure are available to serve the use, and the surrounding area consists predominantly of commercial and other nonresidential uses, staff finds that the proposed tutoring facility would be compatible with the existing Pacific Pearl commercial environment. Accordingly, staff concludes that the proposed use is consistent with the applicable General Plan land use designation, complies with the PUD-C zoning and Ordinance No. 2114 subject to approval of the CUP, and would not adversely affect existing or reasonably anticipated use s within the shopping center or surrounding area. Conditions of approval would further ensure that the facility continues to operate in a manner compatible with neighboring tenants and properties, including requirements addressing occupancy, parking, circulation, noise, and other operational characteristi cs, as appropriate. 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. Staff considers such action unlikely given the limited scale and indoor nature of the use and the operation of similar educational and service uses within Pacific Pearl without reported compatibility issues. Parking The Pacific Pearl Shopping Center contains approximately 569 shared parking spaces serving the five buildings within the center, resulting in an overall parking ratio of approximately one space per 195 square feet of building area. Parking spaces are not a ssigned to individual tenants and are available on a shared basis throughout the shopping center. Based solely on the center-wide parking ratio, approximately nine parking spaces would proportionately serve iCode School's approximately 1,705-square-foot tenant space. More importantly, the PMC establishes a specific parking requirement for educational uses . Pursuant to PMC Section 18.88.030(E), schools require one parking space for each employee, including teachers and administrators, plus one parking space for every four students in grade 10 or above. Because younger students are generally dropped off and picked up rather than driving themselves, the PMC does not require an individual parking space for each student below grade 10.