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Use Building Required Total Spaces Type Area Parking Rate Required Retail 113,164 sq. ft. 1 space per 180 sq. ft. 629 spaces Office/Bank 4,300 sq. ft. 1 space per 300 sq. ft. 14 spaces Educational 2,500 sq. ft. 1 space per employee + 1 space 8 spaces per 4 students in grade 10 or above Total: 119,964 sq. ft. N/A 651 spaces There is a total of 670 parking spaces available for use on this site. Based on the table above, a total of 651 parking spaces are required for both the existing and proposed uses. If the proposed outdoor playground area is approved, with the required removal of eight existing parking spaces necessary for this element, the total on-site parking supply will be reduced to 662 parking spaces, a surplus of 11 parking spaces over the minimum required. Staff has observed ample parking spaces available at the shopping center throughout the day. All students, with the exception of those in grade 10 or above (i.e., driving age) that may utilize the facility for tutoring on an as-needed basis, are picked up by facility staff and transported to the subject site. This transportation system would continue with implementation of the project. Moreover, parents and/or guardians will only be traveling to the site in the afternoon and early evening hours (25-30 cars over a 6.5 hour period during the typical academic year) to briefly pick-up students, further reducing impacts of the project on traffic patterns. Therefore, from both a practical and technical standpoint, adequate parking exists on-site to accommodate all existing and proposed uses. Additionally, staff has included a condition of approval that requires the shopping center property owner to remove the proposed outdoor playground area, if approved, and replace the eight parking spaces as originally approved should the Heritage School vacate the subject site and the tenant space be replaced with a use that doesn't utilize the outdoor playground area and does not require additional parking capacity. Design Review As previously described, a proposed outdoor playground area will replace eight existing parking spaces at the rear of the shopping center as shown on the plans in Exhibit B. The playground area is approximately 1,984 square feet (31 feet by 64 feet) in area. The playground area will include a 10-foot tall prefabricated play structure surrounded by a rubber synthetic play surface, turf area, a new bench and landscaping as shown on the plans in Exhibit B. The playground is designed to be fully accessible, and will be enclosed and secured with a six-foot tall wrought iron fence and two locking gates. Staff has concerns related to the location and design of the proposed outdoor playground area. This element is to be located at the rear of the shopping center within an existing parking area. The location of the playground area would be adjacent to an existing shopping center access driveway and drive aisle, used by patrons of the shopping center and for truck deliveries to existing shopping center tenants, primarily Raley's supermarket. While the proposed outdoor playground area will be enclosed by a 6-foot tall wrought iron fence, there is no landscaping buffer or any other significant physical separation element provided. Therefore, the proposed P14-0970 and P14-1173, Young Ivy Academy Planning Commission 6 of 9