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staff, vans, and other users, which staff believes can be accommodated on the lot. Overall parking demand for the use would be modest because the clients do not drive. Furthermore, the use permit includes conditions of approval to allow the use permit to be referred back to the Planning Commission or Community Development Director in order to add mitigation measures should parking problems occur. The appellant also expressed concerns about safety on the site due to an ongoing problem of vehicles using the subject site's parking lot as a short-cut to avoid the traffic light at the Johnson Drive/Owens Drive intersection. City staff do not believe that implementation of the proposed project would contribute to or exacerbate cut-through traffic on the site. Based on the analysis above, City staff does not anticipate that the project would create substantial parking or traffic constraints that would affect surrounding properties. Noise The appellant has expressed concerns about noise impacts, given that the appellant and the subject suite share a wall. The appellant has stated that a previous neighboring tenant, a photography studio, created noise that was a nuisance to tenants. The proposed project locates the room with the potentially loudest activities—the media room—in the interior of the suite. Moreover, the project proposes a Building Code occupancy type of 1-4 (Institutional), as required for this type of use, which will necessitate upgrading the demising walls (between the tenant suites) to provide one- hour fire separation. The applicant proposes to install sound-reducing material that meets or exceeds a sound transmission class (STC) rating of 50 STC to meet this one- hour rating, which would provide additional noise mitigation beyond a typical demising wall. City staff recommends documenting this minimum standard by adding it as a condition of approval (see condition #7 in Exhibit A of Attachment 1). Additionally, standard conditions of approval applied to the project provide an opportunity to add mitigation measures if noise becomes an issue during operation. For these reasons, City staff believes that the project would not result in substantial noise impacts on surrounding properties. Additionally, a similar training center for adults with disabilities is located at 1241 Quarry Lane in Valley Business Park. This facility, the Keystone Learning Center, has a Zoning Certificate from the City allowing the facility to serve 20 students, and is surrounded primarily by office tenants, as well as a few other uses including educational centers, and warehouses. This training center was granted a CUP in 1989 and has not had any code enforcement complaints due to noise or other issues since that time. Impact on Resale Value and Insurability The appellant has asserted that the occupancy of a training facility in this location will have a negative effect on the appellant's business, including the ability to insure or sell the property and on the resale value of the suite. City staff is not in a position to determine the effect of the proposed project on the property's value or insurability, but Page 5 of 7