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Please see the attached narrative and project plans (Exhibit B) for additional information on the proposed use. ANALYSIS Conditional uses are those uses which, by their nature, require special consideration so they may be located properly with respect to the objectives of the PMC and their potential effects on surrounding properties. To achieve these purposes, the Planning Commission is empowered to approve, conditionally approve, or deny applications for CUPs. Land Use The subject site has a General Plan designation of General and Limited Industrial and is zoned Planned Unit Development — Industrial (PUD-I) District. The current PUD zoning for Valley Business Park permits uses such as offices, light manufacturing, and printing shops, and requires CUP approval for uses such as religious facilities, tutoring and private schools, indoor recreational uses, and music and/or performing arts schools. Therefore, if the CUP were granted, the proposed music school would be consistent with the applicable land use regulations. One of the primary concerns in reviewing a CUP application is the effect of a proposed use on surrounding uses. The proposed use would be located in an existing multi-tenant building where the current tenants include a tutoring facility, a restaurant management company, a consulting firm, several dental and other professional/medical office uses, and the applicant's existing music school. The adjacent sites consist of similar uses. The nearest residential uses are located approximately 300 feet to the west. The proposed use is similar to other music and/or performing arts schools within Valley Business Park. To be sensitive to the other tenants within the subject building and to ensure the proposed use would have minimal impact in terms of parking and circulation, the proposed use would operate toward the end and/or after the normal business hours (8 a.m. to 5 p.m.) of most other uses during the week and have staggered lesson times so not all students would arrive and depart at the same time and a maximum of 12 persons would be on-site at any one time. Therefore, if the CUP were granted, the proposed use would be compatible with the surrounding uses. Should future problems arise with the proposed use, the City would have the ability to bring the application back to the Planning Commission for mitigation, or possible permit revocation, if necessary. Based on the discussion above, staff believes such an action would be unlikely as the applicant's current music school has been operating for the past five years within the adjacent tenant space with no issues reported to the City. In addition, staff has included conditions of approval that will ensure the proposed use would not generate noise, traffic, or parking shortages such that surrounding uses would be adversely affected. Therefore, if the CUP were granted, staff believes the use would be compatible with the surrounding uses, and from a land use perspective, finds the proposed use to be acceptable on the subject site. P20-0711, 1024 Serpentine Lane, Suite 116 Planning Commission 4 of 8